Planning Applications Numbered

SHEFFIELD CITY COUNCIL Development, Environment and Leisure Directorate

REPORT TO CITY CENTRE SOUTH DATE 18/04/2006 AND EAST PLANNING AND HIGHWAYS AREA BOARD

REPORT OF DIRECTOR OF DEVELOPMENT SERVICES ITEM

SUBJECT APPLICATIONS UNDER VARIOUS ACTS/REGULATIONS

SUMMARY

RECOMMENDATIONS

SEE RECOMMENDATIONS HEREIN

THE BACKGROUND PAPERS ARE IN THE FILES IN RESPECT OF THE PLANNING APPLICATIONS NUMBERED.

FINANCIAL IMPLICATIONS N/A PARAGRAPHS

CLEARED BY

BACKGROUND PAPERS

CONTACT POINT FOR ACCESS Chris Heeley TEL NO: 36329 Lucy Bond 34556

AREA(S) AFFECTED

CATEGORY OF REPORT

OPEN

Application No. Location Page No.

05/03280/RG3 Land At Beighton Tip, Beighton Road, Woodhouse, Sheffield, 6

05/03314/RG3 Brookshaw Business Park, Gibraltar Street, Sheffield, S3 8UB 11

05/03706/LBC 20 Church Street, Sheffield, S1 1HR 17

05/03707/FUL 20 Church Street, Sheffield, S1 1HR 23

05/03924/FUL Myrtle Springs School, East Bank Road, Sheffield, S2 2AL 40

05/04262/FUL 9 Kenwood Park Road, Sheffield, S7 1NE 65

05/04608/CHU 276-278 London Road, Sheffield, S2 4NA 70

05/04633/OUT Curtilage Of 159 Long Line, Sheffield, S11 7TX 76

05/04819/REM Land At, Charles Street And Norfolk Street, Sheffield, , 82

06/00228/CHU Former ROM Building, Meadowhall Road, Sheffield, , 92

06/00250/FUL Land At Shepcote Way, Shepcote Lane And, Europa Link, Sheffield, 96

06/00262/FUL 159 Long Line, Sheffield, S11 7TX 103

06/00374/FUL Waltheof School And Centre, Beaumont Close, Sheffield, S2 1RY 109

06/00381/CHU Unit 6 And 7, Coleford Business Park, 299 Coleford Road, Darnall, Sheffield, S9 5NF, 125

06/00558/CHU K Thornton Ltd, New Street, Holbrook Industrial Estate, Holbrook, Sheffield, S20 3GH, 131

3 06/00605/FUL 26 Cumberland Street, Sheffield, S1 4PT 135

06/00612/FUL Units 1 & 2, 509-523 Ecclesall Road, Sheffield, S11 8PR 139

06/00614/RG3 Land Opposite Gospel Hall, Eckington Road, Beighton, Sheffield, S20 1EQ, 147

06/00646/FUL 59 Dore Road, Sheffield, S17 3ND 155

06/00739/CHU 146 Derbyshire Lane, Sheffield, S8 8SE 159

06/00876/FUL 60 Attercliffe Common, Sheffield, S9 2AD 165

06/00926/CHU 85 Chesterfield Road, Sheffield, S8 0RN 170

4 5 SHEFFIELD CITY COUNCIL

Report Of The Head Of Planning, Transport And Highways, Development, Environment And Leisure To The SOUTH Planning And Highways Area Board Date Of Meeting: 18/04/2006

LIST OF PLANNING APPLICATIONS FOR DECISION OR INFORMATION

*NOTE* Under the heading “Representations” a Brief Summary of Representations received up to a week before the Area Board date is given (later representations will be reported verbally). The main points only are given for ease of reference. The full letters are on the application file, which is available to members and the public and will be at the meeting.

Case Number 05/03280/RG3

Application Type Application Submitted by the Council

Proposal Erection of mobile crushing/processing plant (Full Planning Application under Reg 3 - 1992)

Location Land At Beighton Tip, Beighton Road, Woodhouse, Sheffield

Date Received 22/08/2005

Team CITY CENTRE AND EAST

Applicant/Agent Sheffield City Council

Recommendation Grant Conditionally

Subject to:

1 The use of the crusher shall cease by the 31st July 2006 and the crusher shall be removed from the site by this date unless otherwise agreed in writing by the Local Planning Authority.

In the interests of the amenities of the locality.

2 The crusher shall not be used on any Sunday or any Public Holiday and shall be used only between 08:00 hours and 17:30 hours Monday to Friday and 08:00 hours and 12:30 hours on a Saturday.

In the interests of the amenities of the locality and occupiers of adjoining property.

Attention is drawn to the following justifications:

1. The decision to grant planning permission and impose any conditions has been taken having regard to the policies and proposals in the Sheffield Unitary Development Plan set out below, and to all relevant material considerations, including Supplementary Planning Guidance.

GE4 - Development and the Green Belt Environment GE10 - Green Network MW5 - Waste Disposal Areas MW7 - Environmental Impact of Mineral Working and Waste Disposal Operations

This informative is intended as a summary of the reasons for grant of planning permission. For further detail on the decision please see the application report by contacting the Planning Records section on 2734215 or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your- city-council/council-meetings/planning-boards

Site Location

LOCATION AND PROPOSAL

The application relates to the northern end of the former Beighton Tip site which is accessed off Beighton Road. The former tip is currently being reclaimed and restored for use as open space. The restoration scheme was approved in February 2005 (App. No. 04/04369/FUL). The scheme is being implemented over a 4-year period, phase 1 has already been completed and phase 2 is currently underway.

The approved reclamation scheme requires material to be brought onto the site in order to cap the tip so that rainwater does not leach through the tipped material and contaminate nearby watercourses. The Environment Agency who are the controlling authority for the restoration scheme have agreed that material which is being excavated from remedial works being carried out to Mosborough Parkway can be used in the restoration scheme. This material however requires crushing to obtain a uniform size and grade that can be utilised in the restoration scheme. An application has therefore been made to operate a crushing machine on the site for a period of 8 weeks to crush the 15,000 cubic metres of material being delivered from the site from the road works. The material will then be utilised in the restoration scheme over the next 3 years.

The crushing machine will be located in the area where the restoration soils are being stored at the northern end of the site. At its nearest point this area is located approximately 170m from housing off Massy Road and approximately 140m from the St. Annes Hostel off Beighton Road.

The crusher will be operated between the hours of 08.00 to 17.30 Monday to Friday and 08.30 to 12.30 on Saturday.

RELEVANT PLANNING HISTORY

Planning application 04/04369/FUL was granted for the restoration of the former Beighton tip in February 2005.

SUMMARY OF REPRESENTATIONS

None received.

PLANNING ASSESSMENT

Policy Issues.

The application site lies in the Green Belt and in a Waste Disposal Area in the Unitary Development Plan.

Policy GE4 states that development in the green belt should wherever possible conserve and enhance the natural environment. Planning Policy Guidance Note 2 ‘Green Belts’ advises that when large-scale development of land occurs in the

8 Green Belt including the tipping of waste, it should, as far as possible contribute to the achievement of the objectives for the use of land in Green Belts. These are, to provide access to the open countryside for the urban population, provide for outdoor recreation near urban areas, enhance landscapes near where people live, improve damaged and derelict land around towns and secure nature conservation interest.

The Shire Brook Valley is also identified as a Green Corridor in the Unitary Development Plan. Policy GE10 seeks to protect the Green Network from development that will detract from its green and open character, cause ecological damage and encourages development that increases their value for wildlife and recreation.

Policy MW5 states that waste disposal is the preferred use within waste disposal areas in the short term. Policy MW7 states that waste disposal operations should provide restoration and aftercare of the site and provide for the use and control of landfill gas.

When considering the application for the restoration scheme for the former tip it was considered the there were overwhelming benefits from the project in terms of restoring a despoiled site, preventing pollution, improving the landscape and ecological value of the site and restoring it for an appropriate green belt use. The short-term dis-benifts in terms of noise and appearance during the construction works were considered to significantly outweighed by these benefits.

The use of a crusher on site will marginally worsen the appearance of the site and result in small increase in noise for a short period. This will not significantly affect the overall balance of benefits and dis-benefits from the overall project. There will also be wider sustainability benefits in that the material from the parkway site can be recycled locally as opposed to it being transported longer distances to be disposed of.

Amenity Impact.

Given the separation from residential accommodation and the proposed hours of operation the Environmental Protection Service consider that the proposal is unlikely to impact on residential amenity. The applicants have indicated that as far as practical they will operate the crusher on the part of the storage area furthest away from the residential accommodation. The levels of this part of the site are such that it falls away from Beigton Road and therefore the topography will tend to help screen noise.

Potential dust from the crusher will be subject of local authority regulation. The permit will include provision of dust suppression equipment as required under the Integrated Pollution, Prevention and Control Regulations. These controls should be sufficient to ensure that dust does not escape the site and cause dis-amenity for local residents.

SUMMARY AND RECOMMENDATION

9 The crusher will marginally worsen the appearance and increase noise emanating from the site. However this will only be for a short period and will be taking place in the context of the major engineering works being undertaken as part of the restoration project. The crusher is unlikely to adversely affect the amenity of residents given the significant physical separation and the other controls in place. The short-term negative impact of the proposal is outweighed by the sustainability benefits of recycling the parkway material locally. It is therefore recommended that planning consent be granted.

Case Number 05/03314/RG3

Application Type Application Submitted by the Council

Proposal Use of land as long stay public pay and display car park (Application under Reg 3)

Location Brookshaw Business Park, Gibraltar Street, Sheffield, S3 8UB

Date Received 19/08/2005

Team CITY CENTRE AND EAST

Applicant/Agent Head Of Street Force

Recommendation Grant Conditionally

Subject to:

1 The development shall be begun not later than the expiration of five years from the date of this decision.

In order to comply with the requirements of the Town and Country Planning Act.

2 Before development is commenced full details of the proposed new access, including cross sections, and any resulting alterations to the car park layout, shall have been submitted to and approved by the Local Planning Authority.

In the interests of traffic safety and the amenities of the locality.

3 The use shall cease on or before the 18th April 2009.

The permanent use of the land as a car park would prejudice the satisfactory development of the land.

Attention is drawn to the following justifications:

IB5 - Development in General Industry Areas IB9 - Conditions on Development in Industry and Business Areas T24 - Public Short-stay Car Parking

11 This informative is intended as a summary of the reasons for grant of planning permission. For further detail on the decision please see the application report by contacting the Planning Records section on 2734215 or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your- city-council/council-meetings/planning-boards

Attention is drawn to the following directives:

1. It is noted that your planning application involves the construction or alteration of an access crossing to a highway maintained at public expense.

This planning permission DOES NOT automatically permit the layout or construction of the access crossing in question, this being a matter which is covered by Section 184 of the Highways Act 1980, and dealt with by:

Assistant Head of Highways Development Services Howden House 1 Union Street Sheffield S1 2SH

For access crossing approval you should contact the Highway Development Control Section of Sheffield City Council on Sheffield (0114) 2736136, quoting your planning permission reference number.

2. The applicant is advised that as a portion of the site falls within Flood Zone 3 where there exists a 1%, or 1 in 100 year chance of flooding, it would be prudent to erect signage on the site, advising members of the public of this.

12 Site Location

LOCATION AND PROPOSAL

The application site consists of land to the south of Russell Street, formerly used as car storage and parking for the Brook Shaw motor dealership, and latterly for car parking for retail businesses at Brook Shaw Park. The site has historically been accessed principally from Gibraltar Street with access points also on Russell Street.

The site measures 0.28 hectares and lies immediately to the south of the Kelham Island Conservation Area

The current implementation of the Inner Relief Road proposals will remove some of the buildings on the Brook Shaw Park site, and result in the site boundary being re- configured. As a result the parking needs of the remaining businesses are

13 reduced, and this application seeks consent for use of the surplus land as a public pay and display car park.

Planning Permission was granted in August 2005, for the use of the site as a short stay car park, for a temporary period of three years. This has not yet been implemented, although the site is operating at present as a contract car park, without any specific authorisation.

This application, as with the previous application, would be served by a new access on Russell Street, and as proposed would provide 141 spaces. The current application however seeks permission for use of the site as a long stay public car park.

RELEVANT PLANNING HISTORY

The only Planning History of direct relevance to this application is the short stay consent referred to above (Ref:05/02376/RG3).

SUMMARY OF REPRESENTATIONS

One letter has been received from an adjoining business (Richardson Sheffield), which has 36 contract parking spaces within the existing use of the site. The letter states that car parking space is at a premium in the area and they would not wish to lose their right to park on the site. They request that any permission be conditional upon the developer providing replacement spaces.

PLANNING ASSESSMENT

Policy Issues

The site is identified by the Unitary Development Plan for Sheffield as being within a General Industry Area. Within such areas Policy IB5 identifies the Preferred Uses as General Industry and Warehousing. Car parks are listed as acceptable within the terms of this policy, and in land use planning terms the proposal is therefore acceptable in principle.

Policy IB9 seeks to ensure that such developments provide safe access to the highway network.

Policy T24 encourages the provision of public short stay parking in the City Centre. The UDP definition of ‘public short stay car parking’ is ‘public parking provision, opening after 9.30 a.m. for shopping, leisure and similar purposes’. However, the site has a peripheral location, outside of the Controlled Parking Zone and the UDP High Amenity Zone. Off-set against other recent car park closures in the area, even with the proposed long stay car park, there would remain an overall reduction in long stay parking in the area.

The St. Vincent’s Action Plan identifies the area as a Business Area, where car parks for public use are considered acceptable.

14 In this context, the proposal is considered acceptable in policy terms.

Highways Issues

The proposed access and egress arrangements on Russell Street are considered to be acceptable, however the submitted scheme does not adequately demonstrate how existing level differences would be dealt with in creating the new access. There is however considered to be sufficient space within the site to accommodate the alterations and it is therefore considered reasonable to require the submission of these details through a suitable condition.

Alterations to the submitted layout of the car park are considered necessary, including increasing aisle widths, incorporating disabled parking provision, and providing appropriate pedestrian facilities, to ensure that it operates in a safe and effective manner. This may reduce the overall number of spaces provided. The applicant has indicated a willingness to undertake such alterations and it is proposed that these are secured with an appropriate condition. In this context the proposals are considered to be acceptable in highway safety terms.

Visual Amenity

The proposal results in minimal physical alteration to the site and as such has very little impact upon visual amenity. The boundary treatment to Russell Street, as existing, consists of a dwarf wall and mesh fencing, with tree planting behind. The access alteration would result in the loss of up to two trees. Whilst it would be preferable to retain the trees their loss is inevitable in providing acceptable access, and a significant number remain along the boundary of the site.

The other physical change relates to the incorporation of an existing car park entrance feature within the new entrance on Russell Street. This feature consists of an arched steel frame, to an overall height of approximately 3.5m. It will be set back from the back edge of footway and will be read in conjunction with the trees along this boundary. As such it will not read as too prominent a feature along the site frontage.

Flood Risk

Approximately 50% of the site lies within Flood Zone 3, however given the nature of the use, and the previous use of the site for car parking, it has been determined in consultation with the Environment Agency that a detailed Flood Risk Assessment is not necessary in this instance. It is however recommended that signage is erected to advise the public of the risk of flooding.

Future Redevelopment

The sites location adjacent to the Inner Relief Road is such that it is a suitable site for future redevelopment. In order to ensure that a permanent car park does not prejudice the more beneficial long term redevelopment of the site it is considered that any consent should be limited to a period of five years, to enable redevelopment proposals to emerge.

Response to Representations

Whilst it is acknowledged that Richardson Sheffield have parking arrangements with the existing site owner/operator, and that parking in the area is at a premium, it would not be reasonable for the applicant to be required, by condition, to accommodate the needs of one business in the area. However, if operated as a pay and display car park, on a long stay basis, employees of the business would be able to park in the car park, as will those of other neighbouring businesses.

SUMMARY AND RECOMMENDATION

In summary the proposal is considered to be acceptable in land use policy terms, operating as a long stay car park, for a temporary period of three years. Therefore, subject to alterations to the layout of the car park being secured by conditions it is recommended that Planning Permission is granted.

Case Number 05/03706/LBC

Application Type Listed Building Consent Application

Proposal Part demolition, alterations and extension to form hotel with ground floor restaurant (Class A3) (As amended 5th April 2006)

Location 20 Church Street, Sheffield, S1 1HR

Date Received 22/09/2005

Team CITY CENTRE AND EAST

Applicant/Agent The Bond Bryan Partnership

Recommendation Grant Conditionally

Subject to:

1 The development shall be begun not later than the expiration of three years from the date of this decision.

In order to comply with the requirements of the Planning (Listed Buildings and Conservation Areas) Regulations 1990.

2 Samples of all proposed external materials and finishes, including windows, shall be submitted to and approved in writing by the Local Planning Authority before the development is commenced. Thereafter, the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

3 This development shall be carried out in complete accordance with the approved plans received 5th April 2006 unless otherwise authorised in writing by the Local Planning Authority.

In order to ensure an appropriate quality of development.

4 Large scale details, including materials and finishes, at a minimum of 1:20 of the items listed below shall be approved in writing by the Local planning Authority before the commencement of development:

Windows Window reveals Doors Eaves and verges External wall construction

17 Brickwork detailing

Thereafter, the works shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

5 A sample panel of the proposed masonry shall be erected on the site and shall illustrate the colour, texture, bedding and bonding of masonry and mortar finish to be used. The sample panel shall be approved in writing by the Local planning Authority prior to the commencement of the building works and shall be retained for verification purposes until the completion of such works.

In order to ensure an appropriate quality of development.

6 Masonry shall be pointed or bedded using a lime mortar mix that is weaker than the surrounding masonry. The colour of the new mortar, which should match the original mortar before weathering, should be achieved by the use of appropriate sand. No propriety coloured mixes of pigments shall be used. The joints should be finished flush then brushed back to expose the aggregate and the edges of the adjacent stone. On no account should the joints be struck or finished proud of the masonry face to form strap or ribbon pointing or feathered over the edge of eroded blocks. A sample panel of proposed pointing shall be approved by the Local Planning Authority before the development commences

In order to ensure an appropriate quality of development.

7 Details of the extent and specification of brick/stone repair and cleaning shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of works and shall thereafter be carried out in accordance with the approved details.

In order to ensure that the fabric of the building is not damaged

8 Repairs and new areas of infill masonry shall match the existing surrounding masonry in bonding, colour, size, shape and texture and in the colour and finished treatment of mortar joints.

In order to ensure an appropriate quality of development.

9 Details and specifications of the following items shall be submitted to and approved in writing by the Local Planning Authority before the commencement of development:

Roof materials Ridge Valleys Eaves

18 Verges

Thereafter, the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

10 Chimney stacks and pots shall be retained and, where repaired, should be reinstated to their original appearance using materials to match existing unless otherwise agreed in writing by the Local Planning Authority.

In order to ensure an appropriate quality of development.

11 Existing windows shall be retained and repaired unless otherwise agreed in writing by the Local Planning Authority.

In order to protect the original fabric of the building and the character and appearance of the Conservation Area.

12 The details, specifications and finish of the new windows, including elevations and sections, shall be approved in writing by the Local Planning Authority before the commencement of development. Drawings shall be of a minimum of 1:10 scale and shall include details of proposed section sizes at a minimum of 1:1 scale. [Details shall include: reveal depths, double glazing, secondary glazing, shutters, mouldings, architraves, location of trickle vents]. Thereafter the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

13 Details of the alteration and any proposed new designs for stained glass windows shall be approved in writing by the Local Planning Authority before the development commences. Thereafter, such stained glass windows shall only be installed in accordance with the approved plans.

In order to ensure an appropriate quality of development.

14 All internal and external doors shall be retained unless otherwise agreed in writing by the Local Planning Authority.

In order to protect the character of the original building

15 Details of all new joinery and timber structural elements and/or the repair, alteration or replacement of existing timber elements (including roof and floor timbers, partitions, stairs, balustrades, screens, wainscoting) shall be approved in writing by the Local Planning Authority before the development commences. Thereafter, the development shall be carried out in accordance with the approved plans.

In order to protect the character of the original building

16 Details of all new metal elements and/or the repair, alteration or replacement of existing metal elements shall be approved in writing by the Local Planning Authority before the development commences. Thereafter, the development shall be carried out in accordance with the approved details

In order to protect the character of the original building

17 Details of the new internal floor structure and its abutment with the existing building structure shall be approved in writing before the development commences.

In order to protect the character of the original building

18 A schedule of all fixtures and fittings, with a photographic record, and details of their retention, repair, removal or relocation shall be approved in writing by the Local Planning Authority before the development commences. The development shall then be carried out in accordance with the approved schedule

In order to protect the character of the original building

19 Details of how cornices, skirtings, architraves, picture rails, dados, embossed wallcoverings and other decorative features are to repaired, replaced, altered, reproduced and protected during building works shall be approved in writing by the Local Planning Authority before the development commences. The development shall then be carried out in accordance with the approved details

In order to protect the character of the original building

20 Details and locations of all new decorative works shall be approved in writing by the Local Planning Authority before the development commences. The development shall then be carried out in accordance with the approved details

In order to ensure an appropriate quality of development.

21 The design and location of all new internal and external light fittings shall be approved in writing by the Local Planning Authority before the development commences. Thereafter the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

20 and odour control equipment, pipe runs and internal and external ducting) shall be approved in writing by the Local Planning Authority before the development commences.

In order to ensure an appropriate quality of development.

23 Details of installations and alterations arising from the requirements of fire protection, means of escape, acoustic attenuation and insulation, natural and mechanical ventilation, disabled access and the provision of natural and artificial lighting shall be approved in writing by the Local Planning Authority before the development commences.

In order to ensure an appropriate quality of development.

24 Details of the design and location of all new internal and external signs shall be approved in writing by the Local Planning Authority before the development commences. The development shall then be carried out in accordance with the approved details

In order to ensure an appropriate quality of development.

25 Before the development is commenced full details of the proposed modelling of the facades to Vicar Lane and St James Street by means of large scale sections through the facades at points to be agreed with the Local Planning Authority shall have been submitted to and approved by the Local Planning Authority.

In order to ensure an appropriate quality of development.

Attention is drawn to the following justifications:

1. The decision to grant Listed Building Consent and impose any conditions has been taken having regard to the policies and proposals in the Sheffield Unitary Development Plan set out below, and to all relevant material considerations, including Supplementary Planning Guidance.

IB7 - Development in Business Areas IB9 - Conditions on Development in Industry and Business Areas BE7 - Design of Buildings Used by the Public BE11 - Public Spaces BE16 - Development in Conservation Areas BE19 - Development affecting Listed Buildings

This informative is intended as a summary of the reasons for grant of Listed Building Consent. For further detail on the decision please see the application report by contacting the Planning Records section on 2734215 or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your- city-council/council-meetings/planning-boards

Site Location

For report see 05/03707/FUL

Case Number 05/03707/FUL

Application Type A Full Planning Application

Proposal Part demolition, alterations and extension to form hotel with ground floor restaurant (Class A3) as amended 05/04/06

Location 20 Church Street, Sheffield, S1 1HR

Date Received 22/09/2005

Team CITY CENTRE AND EAST

Applicant/Agent The Bond Bryan Partnership

Recommendation Grant Conditionally

Subject to:

1 The development shall be begun not later than the expiration of three years from the date of this decision.

In order to comply with the requirements of the Planning (Listed Buildings and Conservation Areas) Regulations 1990.

In order to ensure an appropriate quality of development.

3 This development shall be carried out in complete accordance with the approved plans received 5th April 2006 unless otherwise authorised in writing by the Local Planning Authority.

In order to ensure an appropriate quality of development.

Windows Window reveals Doors Eaves and verges External wall construction

23 Brickwork detailing

Thereafter, the works shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

In order to ensure that the fabric of the building is not damaged

8 Repairs and new areas of infill masonry shall match the existing surrounding masonry in bonding, colour, size, shape and texture and in the colour and finished treatment of mortar joints.

In order to ensure an appropriate quality of development.

9 Details and specifications of the following items shall be submitted to and approved in writing by the Local Planning Authority before the commencement of development:

Roof materials Ridge Valleys Eaves

24 Verges Rainwater goods

Thereafter, the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

11 Existing windows shall be retained and repaired unless otherwise agreed in writing by the Local Planning Authority.

In order to protect the original fabric of the building and the character and appearance of the Conservation Area.

In order to ensure an appropriate quality of development.

14 All internal and external doors shall be retained unless otherwise agreed in writing by the Local Planning Authority.

In order to protect the character of the original building

25 In order to protect the character of the original building

In order to protect the character of the original building

17 Details of the new internal floor structure and its abutment with the existing building structure shall be approved in writing before the development commences.

In order to protect the character of the original building

19 Details of cornices, skirtings, architraves, picture rails, dados, embossed wallcoverings and other decorative features

In order to protect the character of the original building

In order to ensure an appropriate quality of development.

22 Details of the location, specification and appearance of all new services to the building (including meter boxes, outlets and inlets for gas, electricity, telephones, security systems, cabling, trunking, soil and vent stacks, fresh and foul water supply and runs, heating, air conditioning, ventilation, extract and odour control equipment, pipe runs and internal and external ducting) shall be approved in writing by the Local Planning Authority before the development commences.

In order to ensure an appropriate quality of development.

26 The restaurant area shall be used as a public restaurant only between 0700 hours and 0030 hours on any day.

In the interests of the amenities of the locality and occupiers of adjoining property.

27 The hotel hereby permitted shall not be operated unless a scheme of sound attenuation works has been installed and thereafter retained. Such scheme of works shall:

a) Be based on findings of an approved noise survey of the application site, including an approved method statement for the noise survey, b) Be capable of achieving the following noise levels: Bedrooms: LAeq 15 minutes - 35 dB (2300 to 0700 hours), Living Rooms: LAeq 15 minutes - 45 dB (0700 to 2300 hours), c) Include a system of alternative acoustically treated ventilation to all hotel bedrooms.

Before the scheme of sound attenuation works is installed full details thereof shall first have been submitted to and approved in writing by the Local Planning Authority.

In the interests of the amenities of the locality and occupiers of adjoining property.

28 Before the use of the building for restaurant purposes is commenced a scheme of sound attenuation works shall have been installed and thereafter retained. Such a scheme of works shall

a) Be based on the findings of an approved noise survey of the application site, including an approved method statement for the noise survey, b) Be capable of restricting noise breakout from the restaurant when measured on the footways on Vicar Lane, Church Street and St James Street directly opposite the site to levels not exceeding:

1) the background noise levels by more than 3 dBA when measured as a 15 minute LAeq, 2) any octave band centre frequency by more than 3dBA when measured as a 15 minute Leq.

Before the scheme of sound attenuation works is installed full details thereof shall first have been submitted to and approved in writing by the Local Planning Authority.

In the interests of the amenities of the locality and occupiers of adjoining property.

29 Before the use of the development is commenced a Validation Test of the sound attenuation works shall have been carried out and the results submitted to and approved by the Local Planning Authority. Such Validation Test shall:

a) be carried out in accordance with an approved method statement, b) Demonstrate that the specified noise levels have been achieved.

In the event that the specified noise levels have not been achieved, then notwithstanding the sound attenuation works thus far approved, a further scheme of sound attenuation works capable of achieving the specified noise levels and recommended by an acoustic consultant shall be submitted to and approved by the Local Planning Authority before the use of the development is commenced. Such further scheme of works shall be installed as approved in writing by the Local planning Authority before the use is commenced and shall thereafter be retained.

In the interests of the amenities of the locality and occupiers of adjoining property.

30 No externally mounted plant or equipment for heating, cooling or ventilation purposes, nor grilles, ducts, vents for similar internal equipment, shall be fitted to the building unless full details thereof have first been submitted to and approved by the Local Planning Authority, and once installed such plant or equipment should not be altered without the prior written approval of the Local Planning Authority.

28 In the interests of the amenities of the locality and occupiers of adjoining property.

31 No movement, sorting or removal of waste bottles, materials or other articles nor movement of skips shall be carried on outside the building within the site of the development between 2300 hours and 0700 hours.

In the interests of the amenities of the locality and occupiers of adjoining property.

32 No deliveries to the building shall be carried out between the hours of 2300 to 0700 hours Monday to Saturday and 2300 hours to 0900 hours Sundays and Public Holidays.

In the interests of the amenities of the locality and occupiers of adjoining property.

33 Any opening windows to the restaurant shall be kept closed between 2000 hours and 0700 hours, except by the prior written approval of the Local Planning Authority.

In the interests of the amenities of the locality and occupiers of adjoining property.

34 The building shall not be used for the purpose hereby permitted unless suitable apparatus for the arrestment and discharge of fumes or gases has been installed. Before such equipment is installed details thereof shall have been submitted to and approved by the Local Planning Authority. After installation such equipment shall be retained and operated for the purpose for which it was installed.

In the interests of the amenities of the locality and occupiers of adjoining property.

35 Before work on site is commenced, details of works of Public Art forming part of the development shall have been submitted to and approved by the Local Planning Authority and the building shall not be used unless such works of Public Art have been provided as approved and thereafter retained.

In order to enhance the built environment of the City as required by Policy B12 in the Unitary Development Plan for Sheffield.

36 The Mobility Hotel Accommodation shown on the drawings hereby approved shall be provided with:

1) 1500 mm wheelchair turning circles in the bathrooms and hotel rooms, 2) 1200 mm minimum width to corridors and landings, 3) 1500 mm x 1500 mm wheelchair manoeuvring spaces outside lift doors. 4) accessible lift carriage,

29 5) 800 mm clear opening width to each door leaf of single and double doors, the latter within an 1800 mm structural opening wherever provided, 6) staircases to ambulant disabled standard.

To ensure ease of access and facilities for disabled persons at all times.

37 The building shall not be used unless suitable access and facilities for disabled persons, both to and within the building and also within the curtilage of the site, have been provided to the satisfaction of the Local Planning Authority but, before such access and facilities are provided, full details thereof shall have been submitted to and approved by the Local Planning Authority. When the access and facilities have been provided, thereafter such access and facilities shall be retained. (Reference should also be made to the Code of Practise BS8300).

To ensure ease of access and facilities for disabled persons at all times.

38 Before the development is commenced full details of the proposed refuse and recycling storage facilities to be provided to serve the development shall have been submitted to and approved in writing by the Local Planning Authority. The details shall include a method statement indicating how the facilities will be managed and serviced and how occupiers of the proposed development will be encouraged to maximise the use of the proposed recycling facilities to reduce general waste arising. Prior to the occupation of the proposed development the approved facilities shall have been implemented in conjunction with the approved method statement and shall thereafter be retained.

In order to ensure that proper provision for refuse is made and to encourage the maximum use of recycling in the interests of protecting the environment.

39 Before work on site is commenced, details of suitable and sufficient cycle parking accommodation within the site shall have been submitted to and approved by the Local Planning Authority and the development shall not be used unless such cycle parking has been provided in accordance with the details approved and thereafter such cycle parking shall be retained.

In the interests of traffic safety.

40 Prior to the occupation of any part of the development, a detailed Travel Plan(s), designed to reduce the need for, and impact of, motor vehicles, increase site accessibility and to facilitate and encourage alternative travel modes, shall have been submitted to and approved in writing by the Local Planning Authority. Where there has been a previously approved Framework Travel Plan for the proposed development, the detailed Travel Plan(s) shall be developed in accordance with it. The Travel Plan(s) shall include:

1. Clear and unambiguous objectives and modal split targets;

30 2. An implementation programme, with arrangements to review and report back on progress being achieved to the Local Planning Authority for written approval of actions consequently proposed, at intervals of one, three and five years from occupation;

3. Arrangements to carry out a user survey(s), the results of which shall be used to further define targets and inform actions proposed to achieve the approved objectives and modal split targets. On occupation, the approved Travel Plan(s) shall thereafter be implemented, subject to any variations approved in writing by the Local Planning Authority.

In the interests of delivering sustainable forms of transport, in accordance with the Transport Policies in the adopted Unitary Development Plan for Sheffield and PPG13.

41 The site shall not be developed except with separate systems of drainage for foul and surface water on and off the site.

In the interests of satisfactory and sustainable drainage.

42 No development shall take place until details of the proposed means of disposal of foul and surface water drainage, including details of any balancing works and off-site works, have been submitted to and approved by the Local Planning Authority.

To ensure that the development can be properly drained.

43 Unless otherwise approved in writing by the Local Planning Authority, there shall be no piped discharge of surface water from the development prior to the completion of the approved surface water drainage works and no buildings shall be occupied or brought into use prior to the completion of the approved foul drainage works.

To ensure that no foul or surface water discharges take place until proper provision has been made for disposal.

Attention is drawn to the following justifications:

31 This informative is intended as a summary of the reasons for grant of planning permission. For further detail on the decision please see the application report by contacting the Planning Records section on 2734215 or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your- city-council/council-meetings/planning-boards

Attention is drawn to the following directives:

1. Failure to carry out this development in accordance with the approved plans may result in enforcement action. Please contact the Planning Department if you wish to amend any design or specifications for your proposed development.

2. As the proposed development will abut the public highway you are advised to contact the Highways Co-ordinator (Tel: Sheffield 0114 273 6677) as soon as possible with a view to discussing the proposed threshold levels and the obtaining of all necessary consents relating to the public highway.

3. You are advised that the Council's approval under the Highways Acts is required for the projections over the public footways and Mr M Wilson (Tel: 0114 273 6295) should be contacted for advice about the submission of designs and structural calculations.

4. You are advised that a licence is required under the Highways Acts for the new cellar openings and building projection over the highway, and Nr D Butcher (Tel: 0114 273 6677) should be contacted for further advice.

5. You are advised that the construction works may affect Supertram on Church Street, and a) details of any structural works which may affect the poles or wires must be submitted to and approved by the Local Highway Authority prior to works commencing on site. b) all works should be carried out in accordance with the Code of Practice for works on or rear the Supertram system. c) the hours of working may be restricted owing to Supertram and other traffic conditions.

6. You are advised to contact the Council's Trade Waste Recycling Service (Tel: 0114 273 4434) to arrange for suitable recycling facilities for occupiers of the development.

7. The applicant is advised that noise and vibration from demolition and construction sites can be controlled by Sheffield City Council under Section 60 of the Control of Pollution Act 1974. As a general rule, where residential occupiers are likely to be affected, it is expected that noisy works of demolition and construction will be carried out during normal working hours, i.e. 0800 to 1800 hours Monday to Friday and 0800 to 1300 hours on Saturdays with no working on Sundays or Bank Holidays. Further advice, including a copy of the Council's Code of Practice for Minimising Nuisance from Construction and Demolition Sites is avaialble from the Environmental

32 Protection Service, 2-10 Carbrook Hall Road, Sheffield, S9 2DB: Tel 0114 273 4651.

8. You are advised that the hatch cover to the cellar door in St James Street should be of the same slip resistance to the surrounding footway. It should be formed and constructed in such a way as not to present a trip hazard or obstruction when in use to any disabled person.

9. The applicant should be aware that a Legal Agreement has been completed in respect of this proposal.

Site Location

LOCATION AND PROPOSAL

33 This is a prominent four storey brick building with attractive stone detailing on the north side of Church Street.

The building is Grade 2 listed, and has been vacant for about 10 years.

Initially a 9 storey development was proposed with a ground floor restaurant. The revised drawings show 7 storeys, with a number of important design improvements.

HISTORY

The original use as a bank ceased in the mid 1990’s. Conversion and alteration to form a public house, restaurant, ancillary accommodation and manager’s flat was approved in 1996, but did not proceed. A later application to use the ground floor and basement as a café-bar was withdrawn.

On 8 January 2003 a part redevelopment of 7 storeys was granted permission for use as a ground floor restaurant with 18 flats above.

REPRESENTATIONS

Original Submission:

3 Objections received from National Amenity Societies: (1) Ancient Monuments Society: New build overpowers the old; perverse, eccentric and awkward relationship between new and old; existing building has a subtle and rich design, (2) Council for British Archaeology: New build is not “skilfully grafted” on to the old as claimed; would detract from listed building and conservation area and set dangerous precedent, (3) Victorian Society: New build is overscaled and completely dominates the old; style of new build is out of character; new build crashes into the side elevation in a most insensitive manner, leaving first floor oriel window marooned in a modern elevation.

English Heritage: (1) Fails to safeguard and strengthen character and appearance of Conservation Area, (2) Internal loss of historic fabric would erode special interest of the building. Extent of retention and loss should be clarified with annotated survey drawings, (3) Lack of congruence of vertical extension, adverse impact upon setting of Cathedral and other key buildings and City Centre skyline, (4) More contextual information required if a case is to be made for these damaging changes.

Conservation Advisory Group: The Group felt that the proposed development was four storeys too high and the quality of the design was totally unacceptable. The proposal would damage the character of the listed building.

1 Objection from neighbouring occupier: (1) Excessive height, (2) Façade out of keeping, (3) Parking implications especially on Sundays when people with impaired mobility visit Quaker Meeting House, (4) Noise on Sundays when worship is based on silence.

34 Revised Drawings

English Heritage: To follow. Awaiting final comments following re-consultation on final drawings received 4 April 2006.

ASSESSMENT

Policy

The site lies within a Business Area in the Unitary Development Plan, and Policy IB7 lists Hotels as acceptable. Policy IB9 requires that (a) new development should not prejudice the dominance of Business use in the Area, (b) not cause visitors to any hotel to suffer from unacceptable living conditions, (c) be well designed with buildings of a scale and nature appropriate to the site.

This is a Grade 2 listed building within the City Centre Conservation Area.

Policy BE16 requires proposals to preserve or enhance the character or appearance of the Conservation Area. Policy BE19 does not permit demolition of listed buildings and requires alterations to preserve their character and appearance and where appropriate to preserve or repair original details or features of interest. The original use of a listed building will be preferred, but other uses will be considered where they enable the future of the building to be secured.

Policy BE7 requires safe, equal and easy access into and within buildings to be used by the public.

Church Street at this point is designated a Public Space under Policy BE11, which requires adjoining development to respect the character of the space in terms of function, scale, proportions and views.

The document “Night Time Uses - Interim Planning Guidelines” was adopted by Cabinet on 26 October 2005 to cater for the provisions of the Licensing Act 2003. These guidelines amend the provisions of the City Centre Living Strategy adopted 28 April 2004 as they affect this application. The site now lies within a zone identified for 0030 hours closing in order to protect living conditions for residents and hotel visitors.

Land Use

The hotel and restaurant use is considered suitable for this quieter part of the city centre. The site is close to the tram and there are numerous bus services on Church Street.

Restaurant: Hours of Use

Closing at 0030 hours is required by planning condition to apply current policy on night time uses.

35 Noise

No noise report accompanies the application. Noise standards in the rooms should be met by appropriate acoustic attenuation and ventilation. The report should address noise breakout from the ground floor restaurant to the street during the period 2300-0700 hours, to the hotel rooms above from the restaurant and into the rooms from below and from the street. Ducted ventilation should be provided as an alternative to opening the windows. These are required by condition.

Access for People With Disabilities

Initially the scheme had two internal ground floor levels and steps to both entrances, with a short rise lift to Church Street. The revised proposal has a single level and an internal ramp to the Vicar Lane entrance.

There are 5 Mobility Rooms with 1500mm wheelchair turning circles in bathrooms and in the rooms. They are well distributed, one per floor. Lift lobbies are 1500mm square minimum. This is a good level of provision considering the limitations of the site.

Listed Building Issues

The building has an attractive brick and stone façade to Church Street with characteristic carvings, and a high parapet wall at upper level. Three tall brick chimneys are distinctive. The rear to St James Street has a similarly attractive façade. Much of the building in between was rebuilt after bomb damage to a more basic standard, and the Vicar Lane elevation is finished in stone-coloured render with part flat and part monopitch roof. These are of no interest.

Internally the principal features are the front rooms, front staircase and its window to the internal light well. The rear staircase is less distinctive.

A historic building appraisal accompanies the proposal, against which the drawings and the remaining internal features have been checked.

All the principal features of the listed building are to be retained, except that the rear staircase is to be removed. New stairs will continue up the building above the retained front stairs.

The existing floor levels to the ground floor front rooms will be retained, this being an improvement on the previous permission where they were to be dropped to street level to provide level access. The right hand lobby wall will be broken through to accommodate a platform lift leading to the reception. This is little practicable alternative to this arrangement.

The rear elevation with its attractive brick with stone detailing is integrated into the new build, the high level matching brickwork being continued above.

All the poorer structures built facing Vicar Lane after the war damage are to be demolished.

The proposal retains all the remaining valuable features of the building.

Design

The Vicar Lane/St James Street corner can take a substantial building like this without an adverse impact upon the character of the Conservation Area. The additional height will mirror the similar height of Gladstone Buildings at the opposite end of the block. Seen from the Cathedral the building will be an improvement upon the present view, and will be an improvement upon the higher buildings across Vicar Lane built in the 1970’s.

The copper box frame of the existing permission has been retained, and is now a storey higher at the corner of Vicar Lane and St James Street. This allows modest extra floor space whilst improving vertical alignment when seen from close by in Vicar Lane. The box projects 0.7m over the footways, compared with 500mm to Vicar Lane and 900mm to St James Street in the previous approval. This is considered an improvement, and certainly no worse.

The junction with the existing building is handled sensitively in glass to give a clean break between the two. As already approved the upper walls are set back slightly behind the existing chimneys, but the glazed faces are now in 3 simpler planes, and have a less prominent roof edge. Overall the upper floors give a lighter feel than before.

The sensitive views of the site from the end of Leopold Street and outside the Cutlers’ Hall have been given close attention. In the latter view the impact has been reduced by setting back and by using high quality materials in grey to match the adjoining roofs. In the former view the combination of the glazing, grey frames, vertical setbacks and horizontal fins echo the fine texture of the traditional frontage whilst making a clear distinction between the new and the old.

On the Vicar Lane elevation the glazing continues from the link over the top of the copper box. At ground level the plinth to the new build is now in natural stone. These features help to integrate the new and the old.

The rear elevation to St James Street retains the existing façade but above the new build is now in matching facing brick with fewer windows, creating a better balance in the appearance. The new windows have 100mm deep reveals to give visual relief.

The upper gable to St James St is now larger but its apparent scale is reduced by means of facing material in grey to blend with the adjoining roofscape.

The grey panels within the box frame are conditioned to ensure high quality, as are details of facing brick, stone and glazing and cladding systems.

37 Highways

No car parking is possible on this site, but short and long stay cycle parking is required by condition to encourage cycle use particularly by staff, but also others.

A Travel Plan is required by condition. An on-street service bay and drop-off point is required on either Vicar Lane or St James Street in place of 2 existing parking bays. This is covered by condition.

The first floor projection over the footway is 3.4m minimum height on Vicar Lane and 3.8m on St James Street. This is acceptable subject to a licence. Both footways are of adequate width and there is no danger of vehicles turning the corner colliding with the building. There is a traffic sign on the footway corner.

Archaeology

A desk-top study has been submitted. Although the area close to the Cathedral is of high archaeological potential, the construction of the 19th century basement is likely to have removed any below ground features of interest. The scheme raises no concerns and a planning condition is not required.

Public Art

No public art has been considered at this stage, and the requirement is covered by condition.

Refuse and Recycling

A method statement is required by condition in accordance with city centre practice, to ensure that adequate on-site facilities are provided.

RESPONSE TO REPRESENTATIONS

Objections from National Amenity Societies and Conservation Advisory Group: Noted, but the scheme is considered acceptable on design grounds. This is the best that can be done with a commercial scheme at present. The alternative would be leave the building to deteriorate further.

Objections from English Heritage: Covered in the report.

Objections from neighbouring occupier: (1) and (2) covered in the report; (3) Parking is adequately controlled at present with restrictions at certain times outside the designated on-street bays; on Sundays there is more unrestricted on-street space nearby; (4) Additional noise on Sundays is unlikely to be significant in planning terms.

CONCLUSION & RECOMMENDATION

As revised this proposal is considered to offer a carefully worked through design concept with better than average level of quality appropriate to the location. Whilst

38 the building is marginally larger than previously approved, the conflicting design challenges have been worked through in a more successful way. The palette of materials is of a generally higher standard too.

The building accommodates 51 rooms. Its scale and massing are designed to accommodate this number whilst meeting design and conservation requirements. The applicants maintain this is the minimum number for a viable hotel, and there is no reason to doubt this assertion. Indeed the length of the time the building has been vacant and the sensitivity of present discussions would appear to bear this out.

The present proposal is the most suitable that has come forward for this difficult site. The applicants and their architects are to be complimented on persevering with the design challenges that have been successfully resolved.

The city has the prospect of an ideally sited new hotel of an adventurous design, bringing new life to one of the city centre’s more notable listed buildings. The restaurant will add to the facilities for resident and visitor alike. It is therefore recommended that the applications are approved subject to the listed conditions.

Case Number 05/03924/FUL

Application Type A Full Planning Application

Proposal Erection of replacement school with ancillary sports pitches (including floodlit all weather pitch) new car parking accommodation, landscaping and recontouring of playing fields (in accordance with drawing no. MSA.AL(00)02 revision N dated 10.03.2006)

Location Myrtle Springs School, East Bank Road, Sheffield, S2 2AL

Date Received 18/10/2005

Team SOUTH

Applicant/Agent Aedas Architects (Mr Imran Kassim,)

Recommendation Grant Conditionally

Subject to:

1 The development shall be begun not later than the expiration of three years from the date of this decision.

In order to comply with the requirements of the Town and Country Planning Act.

2 The new Academy building shall not be occupied unless 2.0 metres x 2.0 metres vehicle/pedestrian intervisibility splays have been provided on both sides of the means of access on East Bank Road and on Hurlfield Road such that there is no obstruction to visibility greater than 600 mm above the level of the adjacent footway and such splays shall thereafter be retained.

In the interests of traffic safety and the amenities of the locality.

3 The new Academy building shall not be occupied unless the sight lines, detailed in Sheffield City Council’s publication Better Places to Work Better Places to Live in South Yorkshire Technical Appendix of 60 metres have been provided. When such sight lines have been provided, thereafter the sight lines shall be retained and no obstruction to the sight lines shall be allowed within the sight line above a height of 1 metre.

In the interests of traffic safety and the amenities of the locality.

40 4 The development shall not commence until the improvements (which expression shall include traffic control, pedestrian and cycle safety measures) to the highways listed below have either;

a. been carried out; or

b. details have been submitted to and approved by the Local Planning Authority of arrangements which have been entered into which will secure that such improvement works will be carried out before the building is brought into use.

Highway Improvements:

(i) Right turning lanes on both East Bank Road and Hurlfield Road along with associated lining and pedestrian refuges as shown on drawing no MSA.AL(00)02 (Revision N).

(ii) The access to the car park off Hurlfield Road should be relocated as shown on drawing no MSA.AL(00)02 (Revision N).

In the interests of traffic safety and the amenities of the locality.

5 Prior to the improvement works indicated in the preceding condition being carried out, full details of these improvement works shall have been submitted to and approved in writing by the Local Planning Authority.

In the interests of traffic safety and the amenities of the locality.

6 The new Academy building shall not be occupied unless all redundant accesses have been permanently stopped up and reinstated to footway and the means of vehicular access shall be restricted solely to those access points indicated in the approved plans.

In the interests of traffic safety and the amenities of the locality.

7 Before the development is commenced, details of the means of ingress and egress for vehicles engaged in the construction of the development shall have been submitted to and approved in writing by the Local Planning Authority. Such details shall include the arrangements for restricting the vehicles to the approved ingress and egress points. Ingress and egress for such vehicles shall be obtained only at the approved points.

In the interests of traffic safety and the amenities of the locality.

8 In accordance with a timescale to be agreed in writing by the Local Planning Authority but before the new Academy building becomes occupied, a 2 metre footway shall be provided along the site frontage on Hurlfield Road and connected to the existing footway system (a distance of approximately 350 metres), but before such works are carried out, details shall have been submitted to and approved by the Local Planning Authority.

In the interests of traffic safety and the amenities of the locality.

9 At all times that construction works are being carried out equipment shall be provided to the satisfaction of the Local Planning Authority for the effective cleaning of the wheels and bodies of vehicles leaving the site so as to prevent the depositing of mud and waste on the highway but before the development is commenced full details of such equipment shall have been submitted to and approved by the Local Planning Authority. When the above-mentioned equipment has been provided thereafter such equipment shall be used for the sole purpose intended in all instances and be properly maintained.

In the interests of traffic safety and the amenities of the locality.

10 Prior to the commencement of development, the following details of the staff and visitor car parking areas (for both, the leisure center and the Academy) shall have been submitted to and approved in writing by the Local Planning Authority:

(i) Details of surfacing, laying out and marking of the car park (Note: standard parking bay dimensions to be 5.0 metres x 2.5 metres) (ii) Details of boundary treatment to the car parking areas;

The development shall be implemented in accordance with the approved details and thereafter retained.

To ensure an appropriate quality of development.

11 Before the development is commenced, full details of the proposed layout and setting out of the cycle parking accommodation for the whole site shall have been submitted to and approved in writing by the Local Planning Authority. The new Academy building shall not be used unless the cycle parking accommodation has been provided in accordance with the approved plans and thereafter, such cycle parking shall be retained unless otherwise agreed in writing by the Local Planning Authority.

To ensure satisfactory parking provision in the interests of traffic safety and the amenities of the locality.

12 Details of all proposed external materials and finishes, including windows, shall be submitted to and approved in writing by the Local Planning Authority before the development is commenced. Thereafter, the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

13 Notwithstanding the details shown on the approved plans, further details of the windows at a scale of 1:10, to include sections at a scale of minimum 1:1 to show reveal depths, shall have been submitted to and approved in

42 writing by the Local Planning Authority and thereafter implemented in accordance with the approved details.

To ensure an appropriate quality of development.

14 Notwithstanding the details shown on the approved plans, no trees, shrubs or hedges existing within the site of the development shall be destroyed or otherwise removed and no tree shall be lopped or topped, without the prior written approval of the Local Planning Authority through the submission of a numbered and coloured plan indicating all the trees to be removed or lopped. Notwithstanding this condition, should any tree, hedge, part of a hedge or shrub be removed or destroyed or damaged to such a degree that in the opinion of the Local Planning Authority its removal is necessary, then a replacement shall be planted of a species and size to be approved by the Local Planning Authority prior to planting. Any such replacement shall be cultivated and maintained for 5 years and any failure within that 5-year period shall be replaced with like species unless otherwise agreed in writing by the Local Planning Authority.

In the interests of the visual amenities of the locality.

15 Before any construction work on site is commenced, further details of measures to be taken to protect the existing trees and hedges within and/or adjoining the site of the development shall be submitted to and approved in writing by the Local Planning Authority. The measures shall be implemented prior to work commencing and undertaken in accordance with the approved details. The ground beneath the canopy of such trees and hedges shall not be disturbed or used for storing materials of any kind.

In the interests of the visual amenities of the locality.

16 Before any construction work on site is commenced, a landscape scheme for the whole site shall have been submitted to and approved in writing by the Local Planning Authority. Thereafter, the scheme shall be carried out in accordance with the approved details within 1 month of the occupation of the new Academy building or within an alternative timescale to be first agreed in writing with the Local Planning Authority. When the above- mentioned landscaping has been carried out, thereafter the landscaped areas shall be retained. The landscaped areas shall be cultivated and maintained for 5 years from the date of implementation and any failures within that 5 year period shall be replaced in accordance with the approved details unless otherwise authorised in writing by the Local Planning Authority.

In the interests of the amenities of the locality.

17 Notwithstanding the previously submitted details/plans, details of lighting throughout the site (including lighting to the all-weather sports pitch and lighting to the car parking areas) shall have been submitted to and approved in writing by the Local Planning Authority, and thereafter the approved

43 details shall be implemented prior to the occupation of the new Academy building). The lighting details to be submitted and approved must include details of:

(i) The height and design of the floodlights, (ii) The level and angle of illumination together with the means of shading and lateral light overspill.

The floodlights shall then be installed in strict accordance with the approved details and thereafter retained.

In the interests of the amenities of the locality and occupiers of adjoining property.

18 Before development commences, details of a suitable means of site enclosure shall have been submitted to and approved in writing by the Local Planning Authority and the Academy shall not commence use unless such means of site enclosure has been provided in accordance with the approved details and thereafter such means of site enclosure shall be retained.

In the interests of the amenities of the locality and occupiers of adjoining property.

19 No externally mounted plant or equipment for heating, cooling or ventilation purposes, nor grilles, ducts, vents for similar internal equipment, shall be fitted to the building unless full details thereof have first been submitted to and approved by the Local Planning Authority, and once installed such plant or equipment should not be altered without prior written approval of the Local Planning Authority.

In the interests of the amenities of the locality.

20 The Academy shall not be used unless the car parking accommodation has been provided as shown on the plans and thereafter such car parking accommodation shall be retained.

In the interests of traffic safety and the amenities of the locality.

21 Within six months of commencement of use of any part of the Academy, a detailed Travel Plan(s), designed to reduce the need for and impact of motor vehicles, increase site accessibility and to facilitate and encourage alternative travel modes, shall have been submitted to and approved in writing by the Local Planning Authority. Where there has been a previously approved Framework Travel Plan for the proposed development, the detailed Travel Plan(s) shall be developed in accordance with it. The Travel Plan(s) shall include:

44 approval of actions consequently proposed, at intervals of one, three and five years from occupation; (iii) Arrangements to carry out a user survey(s), the results of which shall be used to further define targets and inform actions proposed to achieve the approved objectives and modal split targets.

The approved Travel Plan(s) shall be implemented within one year of commencement of use and shall thereafter be implemented, subject to any variations approved in writing by the Local Planning Authority.

In the interests of delivering sustainable forms of transport, in accordance with the Transport Policies in the adopted Unitary Development Plan for Sheffield and PPG13.

22 Prior to the commencement of development on site, details of a parking management strategy which sets out mechanisms to restrict the use of parking for appropriate uses shall be submitted to and approved in writing by the Local Planning Authority. The Strategy shall, for example, demonstrate how parking for sixth form pupils will be managed as well as the allocation of spaces for staff. The Strategy shall be implemented in accordance with the approved details on the occupation of the new Academy and thereafter remain in operation, unless otherwise approved in writing by the Local Planning Authority.

To ensure appropriate management of parking facilities.

23 Before the new sports hall, outdoor sports facilities or main hall and teaching facilities are brought into use (including the facilities at the Springs Leisure Centre), details of a Community Use Agreement shall have been submitted to and approved in writing by the Local Planning Authority. The Community Use Agreement shall include the following details:

(i) The Community Use Period: i.e. the number of hours per week that each of the above facilities shall be available for community use (with higher levels of use during school holidays); (ii) The proposed hours of availability; (iii) Details of the extent of community access to Academy facilities e.g. to include access to the toilet/changing facilities; (iv) Details of pricing structures and mechanisms for review.

The Community Use Agreement shall be drawn up in conjunction with the Academy, officers from the Council’s Education Service and officers from the Council’s Sport and Community Recreation Service.

To ensure appropriate community access to sport, recreation and learning facilities at the Academy, in accordance with Policy CF5 of the Adopted Unitary Development Plan.

24 The Community Use Agreement shall be implemented in accordance with the approved details on the occupation of the new Academy and thereafter

45 in operation, unless otherwise approved in writing by the Local Planning Authority.

To ensure appropriate community access to sport, recreation and learning facilities at the Academy, in accordance with Policy CF5 of the Adopted Unitary Development Plan.

25 No development shall take place until details of earthworks have been submitted to and approved in writing by the local planning authority. These details shall include the proposed grading and mounding of land areas including the levels and contours to be formed, showing the relationship of proposed mounding to existing vegetation and surrounding landform. The development shall be carried out in accordance with the approved details.

To ensure an appropriate relationship to adjoining development.

26 Prior to the commencement of development, details of a strategy for the delivery of the sport curriculum and the provision for displaced community sport users during the construction period of the new Academy shall be submitted to and approved in writing by the Local Planning Authority. The Strategy shall be implemented as approved for the entire course of the construction period or until such time as appropriate facilities are available within the Academy site.

To ensure the appropriate provision of sports and community facilities during the construction period in accordance with Policy CF2 of the Adopted Unitary Development Plan.

27 Surface water and foul drainage shall drain to separate systems.

To ensure satisfactory drainage arrangements.

28 No piped discharge of surface water from the application site shall take place until surface water drainage works including off-site works have been completed in accordance with details to be submitted to and approved in writing by the Local Planning Authority.

To ensure satisfactory drainage arrangements.

29 Prior to being discharged into any watercourse, surface water sewer or soakaway system all surface water drainage from the car parking area shall be passed through a petrol/oil interceptor designed and constructed in accordance with details to be approved in writing by the Local Planning Authority.

To prevent pollution of the Water Environment.

46 30 The floodlit all weather sports pitch and the multi-use games area (including enclosures to both these facilities) as shown on drawing number MSA.AL00)02 – Revision N, shall be implemented prior to the occupation of the new Academy building, thereafter, these facilities shall be retained unless otherwise agreed in writing by the Local Planning Authority.

The floodlit all weather pitch and the multi-use games area are considered to be essential components to compensate for the loss of a large area of Open Space, and in this regard, these facilities are needed to ensure that the proposal accords with Policy LR7 of the Sheffield Unitary Development Plan.

31 Unless otherwise agreed in writing by the Local Planning Authority, the floodlit all-weather pitch and the multi-use games area shall only be used between the times of 08:00hours and 21:00hours on Mondays to Saturdays and 09:00hours to 21:00hours on Sundays and Bank Holidays.

In the interests of the amenities of the locality and occupiers of adjoining property.

Attention is drawn to the following justifications:

H10 - Development in Housing Areas H14 - Conditions on Development in Housing Areas LR4 - Open Space LR5 - Development in Open Space Areas LR7 - Development of Recreation Space for Non-Recreational Uses CF1 - Provision of Community Facilities BE5 - Building Design and Siting BE6 - Landscape Design BE7 - Design of Buildings Used by the Public BE9 - Design for Vehicles BE12 - Public Art T21 - Car Parking

47 Site Location

INTRODUCTION

This is a full detailed planning application for the construction of a new “City Academy” school to replace the existing Myrtle Springs secondary school (upon completion of the new Academy school, the old Myrtle Springs School would be demolished).

The new “City Academy” school is one of two new schools being proposed in Sheffield as part of the Government supported “City Academies” initiative (the other school being Waltheof). In essence, the City Academy initiative is intended to give pupils and parents greater choice in education, and also, to allow the state education system to be opened up to private sector influences, as in this case, where the new City Academy school will be run by the United Learning Trust (ULT). Nearly £28m of funding (from both, Central Government and the private sector) is being provided to enable this development to go ahead.

The “Academies Programme” is considered to be an important resource within the Government’s objective of regenerating secondary education. Academies are publicly owned, independent co-educational secondary schools, operated by sponsors from business, faith groups, the voluntary and charitable sector or individuals who generally provide 20% (up to £2 million) towards the capital costs. All places at Academies are free of charge and are available to the local community within statutory and agreed admissions policies. They are required to comply with admissions law and the Academies Code of Practice that applies to maintained schools. They are all-ability inclusive schools for 11-16 or 11-19 year old students for children of all faiths and beliefs, including children with special educational, social and medical needs and disabilities as may be appropriate. They offer high-quality education with state-of-the-art facilities, strong community involvement and a broad and balanced curriculum that is enhanced by a chosen specialism.

BACKGROUND INFORMATION

The existing Myrtle Springs site is a culmination of incremental development of the site over the past 45 years, and as such, many of the structures do not provide a conducive environment in which to learn or deliver the educational and curriculum needs of the 21st Century. The layout and changes that have occurred on the site itself (i.e. the lack of proper segregation between the school and the leisure centre) have also created issues that now need to be tackled. Access for disabled persons throughout the site is also somewhat haphazard. Against this backdrop, there are also problems associated with the actual fabric of the existing buildings. Some of the older buildings on the site are showing signs of structural decay and distress. The applicant has indicated that condition reports indicate that the building’s elements are life-expired and that refurbishment of some of the buildings is neither feasible nor suitable to deliver a modern education curriculum.

The existing Myrtle Springs School faces challenging circumstances on a general basis. The school is located in an area of high socio-economic deprivation with 36% of the school population requiring special educational needs (the national average being 15.8%), of this, approximately 9% of the children have emotional and behavioural difficulties (two and a half times the Sheffield average). A further problem is that 25% of school leavers do not go on to further education, training or employment. The Ofsted Performance Review 2005 has judged the school to be doing “a difficult job in challenging circumstances” and recognises the good progress the school has made in the last five years.

A key feature of the Local Educations Authority’s brief for secondary schools is that new schools need to provide a high quality environment for staff and pupils that helps to stimulate the atmosphere for teaching and learning. New schools need to have a clear sense of being an integrated facility where internal and external spaces relate to each other and are attractive to both users and visitors. New schools need to move away from the “institutional” feel. New schools need to offer the users a sense of security that provide an attractive and stimulating environment which will encourage development in young people. An important consideration in

49 the design of all new buildings must be the flexibility of use and the ability to adapt to changing needs over time.

The Local Education Authority (LEA) and the management of Myrtle Springs School see the establishment of an “Academy” and the multi-million pound investment in new buildings, as playing a vital role in improving the educational provision and opportunities for children in South East Sheffield. It will also provide a key opportunity to enhance the image and standing of the school in the community, and as a result, lead to increased levels of aspirations amongst the students, parents and staff.

SITE LOCATION AND DESCRIPTION

The Myrtle Springs site is located approximately 3 kilometres from the City Centre in the Arbourthorne area of Sheffield. The site, which measures approximately 9 hectares, is primarily sited between East Bank Road to the north and Hurlfield Road to the south. The site has residential properties immediately adjoining it on Mourdant Road, East Bank Road, Hurlfield Road, Arbourthorne Road and Berners Road. With the exception of the application site itself, the character of the area is almost entirely residential.

The application site is currently occupied by Myrtle Springs Secondary School (a state-run school accommodating approximately 120 staff and 1150 children). The existing school also shares the site with a leisure centre (Springs Leisure Centre) and a youth club (Spires Youth Centre) both currently being within local authority control/ownership.

The Myrtle Springs site consists of built structures and hard-surfaced areas (which occupy approximately one third of the site) and playing fields and grassed areas (which make up the remainder). The main vehicular and pedestrian entrance points into the site are taken off East Bank Road and Hurlfield Road.

As previously mentioned, the existing site contains a culmination of piecemeal developments stemming back over the previous 45 years, this has left the site with a variety of 1, 2, 3 and 4-storey high buildings all of varying designs and physical condition.

The topography of the site as a whole is considered to be fairly level, although, there are some areas of variation and undulation on the playing fields.

DEVELOPMENT PROPOSAL

The proposal seeks consent to build a new purpose-built state-of-the-art "Academy" school on the playing fields of the existing Myrtle Springs school. The new school will accommodate approximately 100 staff and approximately 1350 children between the ages of 11 and 19. In addition to the construction of the new school building, the proposal involves the demolition of the old school buildings. The proposal also involves other ancillary works such as the provision of new car parking areas, the provision of multi games areas, the provision of new sports pitches (including an all weather floodlit sports pitch), new and improved

50 landscaped areas, new site perimeter and pitch enclosure fencing, new lighting and security CCTV cameras.

The key elements of the proposals are:

- The erection of a new two and three-storey school building occupying a triangular footprint shape. The new school will provide approximately 11,750sq metres of total floor area. As well as the full range of classrooms/teaching areas, the new school building will also incorporate an indoor sports hall, canteen/dining areas, dance and drama studios and other facilities generally associated with a modern school such as a new purpose built ICT suite (all fitted with the latest hi-tech facilities). The principle elevation of the new school will face towards Hurlfield Road. The new school building will be predominantly brick built, but it will also incorporate large-scale zinc clad elements and large glazing panels which are aimed at breaking down and contrasting against the areas of brickwork, whilst at the same time giving the school a modern appearance.

- Two new separate designated car-parking areas will be created (one to serve the school and the other to serve the leisure centre). The new car parking area serving the school will allow access and egress to be taken from Hurlfield Road and will have 104 parking spaces (this includes 5 designated disabled-user parking bays). The new leisure centre car parking area will be accessed off East Bank Road and will have 55 parking bays (of which 5 will be disabled-user parking bays).

- Ground improvements works involving improvements to drainage and levelling off the playing fields are proposed as part of this scheme in order to improve the quality of the sports pitches and grassed areas. It is envisaged that this will then pave the way for a new floodlit all-weather sports pitch to be provided. A separate multi use games area is also proposed along the northeast boundary of the site close to residential housing on East Bank Road and Mourdaunt Road (there is currently no proposal for this multi-use games area to be floodlit). In addition to the floodlit all weather pitch and the multi-games play area, the development will also involve the laying out of two 5-a-side grassed football pitches (40m by 28m); three further grassed football pitches (2 of which will be 70m by 40m and the third being slightly larger at 91m by 50m); a grass rugby pitch (60m by 35m) and a grassed hockey pitch at 73.2m by 45.7m. The proposal also creates a new and better- defined hard play area, new long jump and high jump pits and, a new wildlife habitat/garden area.

- This development will incorporate other ancillary works such as some new site perimeter fencing, some new enclosure fencing and/or walling to the multi-use games area, the 5-a-side football pitches and the floodlit all-weather pitch. The applicant has also indicated that this development will also include improved lighting and a CCTV security camera system (all the details of which have yet to be confirmed).

- The development will also encompass a comprehensive landscaping scheme. The landscaping scheme will commence with substantial areas earthworks (cut and fill) to secure a level plateau, thereafter, there will be an introduction of trees, shrubs, hedges and grassed areas (in accordance with details to be submitted and

51 approved). There is a clear emphasis to ensure that new landscaping works are used to create an environmental buffer between neighbouring residential properties and some of the new facilities being provided on the site (such as new car parking areas, the multi-use games area and the floodlit all-weather sports pitch).

- The proposal will result in new provision being made on site for 100 secure covered cycle parking cycle spaces.

- This proposal will also lead to some essential new off-site highway improvement works being carried out, thereby leading to safety improvements for pedestrians and vehicle users, this includes the provision of a new footpath along the site frontage on Hurlfield Road and two new pedestrian refuge crossing places (one on East Bank Road and one on Hurlfield Road).

It is the intention of United Learning Trust (ULT - the applicant), that the new Academy will (in addition to its primary function as a school) become a community facility. This would mean that outside normal curriculum times, the sporting and teaching facilities would be available to the community. Community access to the facilities would typically be available between 17:00 hours and 22:00 hours on weekdays with some usage at the weekends (the hours may vary depending on the facility and it’s proximity to nearby dwellings). Under the terms of the proposal, the Springs Leisure Centre will continue to operate as a leisure centre, but, it will be managed and operated by United Learning Trust (ULT). The Spires Youth Centre will continue to be operated and financed by Sheffield City Council.

PLANNING HISTORY

Other previous relevant planning applications relating to this site include:-

96/01433/OUT – This was an application for an extension to the buildings to form sporting and leisure facilities. This application was conditionally approved on 20th March 1997.

99/01217/OUT – This was an application for the erection of a new school building. This application was conditionally approved on 14th October 1999.

99/01238/FUL – This was an application for the erection of a new classroom block (phase 1 of the new school development). This application was conditionally approved on 14th October 1999.

99/01805/FUL – This was an application for the erection of a building for use as temporary kitchen facilities. This application was conditionally approved on 14th February 2000.

01/02309/FUL – This was an application for an extension to the sports hall to form storage areas. This application was conditionally approved on 2nd July 2001.

02/03186/FUL – This was an application for alterations and extensions to the Springs Leisure Centre. This application was conditionally approved on 14th January 2003.

04/01220/FUL – This was an application for an extension to the school gymnasium building to form an extended storeroom. This application was conditionally approved on 11th May 2004.

SUMMARY OF REPRESENTATIONS

Representations From Local Residents

As a result of the neighbour notification process (which included numerous site notices being displayed and neighbours being consulted directly by letter) eight letters of representation have been submitted in response to the application. All of the correspondence received has raised concerns about the proposal. The concerns have been summarised as listed below: -

- The development has already begun without first obtaining all the necessary planning consents.

- As a result of the ground clearance works that have already been carried out, there have been flooding problems on neighbouring gardens.

- It has not been possible to view the plans and details on-line and therefore, the Council have not given appropriate time for the application to be fully considered.

- The vehicular access and egress points should all be off East Bank Road and not Hurlfield Road (which is a much quieter backwater road). There is already a high level of fast-moving traffic on Hurlfield Road, and from a safety point of view, the existing situation is undesirable. This proposal will make the situation worse.

- A new pedestrian crossing is essential on Hurlfield Road.

- There is only one very narrow pathway along Hurlfield Road and therefore, it is essential that as part of the works, provision is made for a new footpath along this stretch of road. This would improve and make safer (for the benefit of pedestrians) the journey to and from the bus shelters on Hurlfield Road.

- The siting of the new school is unsuitable because it will be directly opposite residential properties and therefore, will lead to loss of privacy and have an impact on existing views.

- The proposed position of the new entrance on Hurlfield Road will cause a traffic hazard due to the possibility of vehicles parking on the road. Some form of parking restrictions need to be imposed and/or there needs to be an introduction of traffic calming measures along Hurlfield Road.

- Because the site and facilities are likely to be used later into the evenings, there is a need to ensure good street lighting on the footpath networks around the site.

- It is essential that the school has a substantial security fence erected around its perimeter.

- The close proximity of the school to residential properties will lead to increased levels of noise nuisance (particularly at break times).

- The existing main entrance to the school is on East Bank Road, as a result of the proposal, the main entrance will become sited on Hurlfield Road, this invariably, will lead to more traffic congestion, noise and general disturbance on the Hurlfield Road side of the site.

- On leaving the school site, kids frequently throw their litter and rubbish into the gardens of local residents, this problem will become intensified by siting the new school access onto Hurlfield Road.

Other Representations

A letter of support for the proposal has been submitted from the Department for Education & Skills (DfES). The comments made in the DfES letter raises whole- hearted support for the proposal whilst at the same time criticising the initial objections raised by Sport England (a statutory consultee).

Key extracts from the DfES letter state that:

- “The Secretary of State for Education and Skills was approached with a proposal to replace the existing Myrtle Springs High School with a brand new Academy. This was to be built on the playing fields of the existing school which would continue in operation until the new building is ready for occupation. Once the new Academy is completed, Myrtle Springs School will be demolished and replaced by sports provision.”

- “In considering the application, the Secretary of State was satisfied that the site was suitable and that it met DfES Academy (and general school) design requirements and would enable the Academy to deliver a good all round curriculum. The Secretary of State was also mindful of the local support for the project and its strong educational vision.”

- “The project which has been in development for some time, also strongly meets the national criteria for Academies insofar as it will replace a school in inadequate buildings serving children in an area of significant economic disadvantage. The Academy will be a free state-funded school serving the local community. The active involvement of the sponsors, LA and Department will assist in achieving its prime aim which is to improve educational achievement and opportunities in the south east of the city.”

- “We are particularly concerned about objections Sport England may have. We would wish to oppose such objections on the grounds that the quality of sports provision would be improved once the Academy is established. The community will also benefit with the standard of provision being upgraded from the present position.”

54 - “The Department is extremely concerned that the project will be put at risk if these objections are allowed to stand.”

PLANNING ASSESSMENT

THE KEY ISSUES

It is considered that whilst there are a whole range of issues that have to be addressed with regard to this application, it is felt that main issues are:

- Development Plan & Policy Issues - Highway safety & Traffic Issues - The Loss of Open Space & Sports Playing Fields - Impact on Residential Amenities

Development Plan & Policy Issues

The Sheffield Unitary Development Plan shows that the northern part of the site (containing the existing school building, the leisure centre, the hard surfaced play areas and car parking areas) is within a Housing Policy Area, and that the southern part of the site (containing the mainly grassed playing fields) is within an Area of Open Space. As part of the development, the configuration will change, such that all of the proposed new school building will be sited on land currently identified as Open Space, and in return, following the demolition of the old school buildings, some of the land currently identified as being within a Housing Policy Area will become Open Space (in the form of grassed sports pitches). For this reason, it will be necessary to examine the proposal against policies relevant to Housing Policy Areas (H10 and H14) and, policies relevant to Open Space Areas (LR4, LR5 and LR7). Given that the proposal will create a community facility (an educational establishment), it is felt appropriate to consider the proposal against policy CF1. It is also considered appropriate to examine the proposal against some of the more generic UDP policies relevant to design and transport such as policies BE5, BE6, BE7, BE9, BE12 and T21.

Policy H10 of the Sheffield Unitary Development Plan relates to "development in Housing Areas". This policy states that whilst Housing (Use Class C3) is the preferred use, other uses may also be acceptable. Education facilities and institutions (Use Class D1) are considered to be acceptable uses in a housing policy area, and therefore, in principle, the proposal accords with this policy.

Policy H14 of the Sheffield Unitary Development Plan relates to the "conditions on development in housing areas". The aim of this policy is to ensure that new buildings are well designed (in terms of scale and character); that the site is not overdeveloped; that there is no detrimental impact on the living conditions of existing residents and that there is safe access to the highway network with appropriate off-street car parking. These points are further examined later in this report, but it is felt that the proposal accords with this policy.

One of the main issues with regard to this proposal is the fact that the new Academy school will be built on land identified as being an area of “Open Space”

55 as defined in the Sheffield Unitary Development Plan. For this reason, it is considered appropriate to measure the proposal against Policies LR4 (Open Space), LR5 (Development in Open Space Areas) and LR7 (Development of Recreation Space for Non-Recreational Uses).

Policy LR4 of the Sheffield Unitary Development Plan relates to "open space". This policy states that open space areas will be protected from built development where it is needed for outdoor recreation or where it makes a valuable contribution to the natural environment, quality of life or, urban heritage. It is considered that the area of the existing playing fields (where the new school building will be sited) does not make a particular striking contribution to the natural environment - the area is primarily a grassed field of uneven terrain. However, the area does provide some benefit in that it is needed for the provision of outdoor recreation and, provides a pocket of greenery within a densely built up area.

Policy LR5 of the Sheffield Unitary Development Plan deals with “Development in Open Spaces”, this policy states that development in open space areas will not be permitted where, amongst other things, it would:-

- result in significant loss of mature trees; - significantly detract from the green and open character of the Green Network; - result in the loss of open space which is of such quality that it is of citywide importance; - it would be over-development or harm the character of the area;

With regard to this policy (LR5), the site itself does not contain any substantial trees, the only trees on the site are those located around the periphery and along the site frontage on Hurlfield Road. Whilst there will be some loss of trees (this is felt to be unavoidable). The tree loss is considered necessary in order to undertake the earth movement works and to create a new access off Hurlfield Road. There are no preservation orders on the trees and the applicant has confirmed that as part of the landscaping works there will be some replacement tree planting. In terms of detracting from the green and open character of the area, the proposal will still maintain a swathe of a green wedge that would serve as an attractive environmental buffer. Furthermore, the proposal will incorporate a natural wildlife habitat area which, is felt will help serve to enhance nature conservation. Based on these findings it is felt that the proposal will still accord with Policy LR5.

Policy LR7 of the Sheffield Unitary Development Plan deals with “Development of Recreation Space for Non-Recreational Uses”, this policy states that in open space areas, the development of recreation space for non-recreational uses will be permitted only if new recreation space of equivalent area or new facilities are created to compensate for the loss in area. The new area should be within the catchment area of the development site.

It is considered that whilst there is a reduction in the amount of overall Open Space being lost at the site, the benefits of the proposal (i.e. a new school with improved facilities, removal of some unsightly buildings, better quality playing fields, the provision of a much-needed publicly available multi-games court and a floodlit all-

56 weather sports pitch) will far outweigh the net loss in area of Open Space and therefore, it is felt that the proposal will comply with policy LR7 of the Sheffield Unitary Development Plan. (This matter is also considered in greater detail later in the report).

Because the proposal is for a new Academy school (an educational facility that will also be opened up for community use) it is considered that Policies CF1 (Provision of Community Facilities) will be applicable in this instance.

Policy CF1 (Provision of Community Facilities) stipulates that the provision of community facilities which are readily available to all Sheffield people will be promoted, particularly where they would be for disadvantaged people; be easily accessible by public transport and be located within the community they are intended to serve. The applicant has confirmed that all the sports facilities (new and old) at the site will be made available for community use. This includes the existing facilities at the Springs Leisure Centre, the indoor sports hall at the new school, the multi-use games area, the all-weather floodlit pitch and the grassed playing fields. The applicant has also indicated that other non-leisure related facilities would also be made available for community use such as the new ICT suites, and some of the teaching accommodation. On this basis, it is felt (subject to details being agreed) that the proposal will accord with this policy.

Looking now at some of the more generic UDP Policies:-

Policy BE5 deals with “Building Design & Siting”, this policy seeks to encourage high quality developments by ensuring that new developments are well designed, are on a human scale and involve the use of good quality materials. This policy particularly seeks to ensure that large-scale developments are broken down wherever possible through the use of varied materials, shape and form. The design issues are considered elsewhere in the report, but it is felt that the proposal accords with this policy.

Policy BE6 deals with “Landscape Design”. This policy stipulates that good quality landscape design will be expected in new developments and refurbishments. The applicant has indicated that the proposal will incorporate a comprehensive landscaping scheme (which will be conditioned accordingly). The scheme will need to include some replacement tree planting to compensate the loss of several peripheral trees, it is also considered that some further tree planting will be required to buffer the impact of new play and car parking areas located along the eastern boundary of the site.

Policy BE7 deals with “Design Of Buildings Used By The Public”. This policy seeks to ensure that adequate provision is made for people with disabilities or with young children (this includes matters such as safe and easy access into and within the building, toilet facilities, facilities for people with young children and appropriate parking spaces). It is felt that the design of the building will meet the needs of disabled users and people with young children and therefore, it is felt that the proposal generally accords with this policy. It is a further requirement by the DfES that new Academies have to be fully accessible for as many people as possible and this would include disabled users, people with young children and the elderly.

Policy BE9 deals with “Design For Vehicles”. This policy seeks to ensure that the new development provides a safe, efficient and environmentally acceptable site layout for vehicles. It is felt that subject to compliance with appropriate highway conditions, the proposal will accord with this policy (these matters are covered in more detail elsewhere in this report).

Policy BE12 deals with “Public Art”. This development is considered to be an appropriate development where an element of public art is warranted and therefore, for this reason, an appropriate planning condition will be imposed to help secure an element of public art in this development.

Policy T21 deals with “Car Parking”. This policy amongst other things, requires new developments to make adequate provision of car parking to meet the operational needs of the development, to meet the needs of people with disabilities and to ensure that the safety of the streets and environment is paramount.

Highway Safety & Traffic Issues

At present, there are approximately 100 formal car parking spaces located on the site (these are predominantly located on the East Bank Road elevation). In addition to the 100 formal parking spaces, there is an element of informal parking that takes place on some of the existing hard surfaced play areas. The new proposal will provide two separate car parks (one for the leisure centre and one for the Academy), the leisure centre car park will accommodate 55 spaces and the Academy will provide 104 spaces. Provision is being made at both car-parking areas for disabled drivers and there will be approximately 100 secure cycle parking spaces on site.

The applicant has submitted a Transport Assessment and a Travel Plan as part of the supporting documentation. The transport assessment acknowledges that there will be an increase in the number of trips to the school by approximately 17% (this figure is based on the increase in number of students at the proposed academy), however, it is considered that with the improved leisure and community facilities on site, there is likely to be an additional traffic increase over and above the 17% (realistically taking the figure nearer to 20%). However, the transport assessment submitted observes that 70% of pupils live within 2km of the school and 90% live within 5km of the school. 2km is considered to be a reasonable walking distance, whilst 5km is considered to be a comfortable travel distance by bicycle. The site is also well served by public transport. As such, the school is considered to be highly accessible by means of transport other than the private car, and therefore, it is considered that any likely marginal increase over and above the anticipated 17% - 20% increase could reasonably be accommodated on the highway network.

In assessing the overall proposal, it is considered that there is a genuine need for off-site highway improvement works to be carried out in order to ensure that the development will be accessible and utilised in a safe and appropriate manner with highway safety being the main consideration. The off-site highway improvement works would involve a new footpath being created (to adoptable standards) along the new site frontage on Hurlfield Road (at present, there is no footpath and the

58 site immediately abuts Hurlfield Road and, given that the new entrance to the school will be sited off Hurlfield Road, the new footpath is seen as being essential for pedestrian safety reasons. Other off-site highway improvement works include the provision of pedestrian refuges being provided on East Bank Road and also on Hurlfield Road. It is felt that subject to compliance with the imposed highway conditions, the proposal would not raise any highway safety issues and therefore is acceptable.

Loss of Open Space & Sports Playing Fields

As a result of this development, a substantial part of the Open Space Area/sports pitches will be lost to the new school building and car parking area, and in return an area currently within the Housing Policy Area will be returned and used as a grassed sports pitches. Despite this, there will still be an overall net loss of nearly 13% of Open Space from the site (this equates to approximately 8,600sq metres of open space being lost).

An open space assessment has been carried out and it shows: that in terms of informal recreation space, the catchment area is below the minimum guideline requirement for informal open space, having 3.10ha per thousand population (compared to the minimum guideline figure for such space of between 4.1 and 4.3 ha per thousand population). With regard to formal recreation space, the catchment area is also below the minimum guideline for formal open space, having 1.55ha per thousand population (compared to the minimum guideline figure for such space of between 1.7 to 1.9ha per thousand population). The overall provision in the catchment area (at 4.65ha per thousand population) is therefore considered to be below the minimum guideline figure of 6.00ha per thousand population.

In view of the above, if the applicant is able to demonstrate that there are reasonable justifications for the loss of recreation/open space, then the principle of the development can still be considered acceptable (this issue is further considered below).

As mentioned earlier in this report, Policy LR7 of the Sheffield Unitary Development Plan deals with “Development of Recreation Space for Non- Recreational Uses”, the development of recreation space for non-recreational uses will generally only be permitted if new recreation space of an equivalent area, or, if new facilities are created to compensate for the loss in area.

It is considered that whilst there is a reduction in the amount of overall Open Space being lost at the site (approximately 8,600sq metres), there are some material considerations that help to compensate the substantial loss. The applicant has indicated that the remainder of the playing fields on the site will be substantially upgraded by means of improved drainage, by means of being re-graded and levelled off such that the playing pitches are flat and the introduction of improved enclosure fencing to reduce the likelihood of dogs getting on the pitches and fouling them. In addition, the applicant proposes a new multi-use games area and a new floodlit all-weather sports pitch. It is felt that both of these facilities will lead to an greater use of sports pitches and therefore, these are seen as significant

59 contributions in dealing with the significant loss of open space earmarked for the site as part of the proposal.

It is considered (in light of Policy LR7) that due to the substantial area of open space being lost by this development (8,600sq metres), that the floodlit all-weather pitch and the multi-use games area together with all the other improvements to the sports pitches are essential elements in justifying the loss of so much area of open space.

In addition to the Council’s Development Plan policies, Sport England has been consulted as a statutory consultee. Sport England state that the application site comes within the definition of a playing field as per Statutory Instrument No. 1817 (1996) given that the school grounds include land used as a playing field and playing pitches of 0.4 hectare or more. Accordingly, Sport England has assessed the proposal and have stipulated that they will oppose the granting of planning permission for any development which would lead to the loss of, or would prejudice the use of, all or any part of a playing field, or land last used as a playing field or allocated for use as a playing field in an adopted or draft deposit local plan, unless, in the judgement of Sport England, special circumstances would apply.

Sport England are satisfied that the loss of sports pitches has to some extent been compensated by the increase in hard game court provision (which includes a new multi-use games court and a separate floodlit all-weather sports pitch) and the fact that there will be significant improvements to the quality of the resulting sports pitches being provided on site (this includes, some new pitches on land that is currently within a Housing Policy Area). Sport England also feel that the all-weather nature of these facilities and the inclusion of floodlighting will enable the facilities to be used more intensively than if it were just a grassed sports pitch, thereby benefiting sport in general.

Sport England have expressed the view that subject to all the new facilities being provided (i.e. the multi-use games area and the floodlit all-weather pitch, even though it could take up to a period of three years before the floodlit all-weather pitch is implemented) that this development would still be acceptable to Sport England, and therefore, there is no objection from Sport England.

The applicant has indicated that they wish to submit some late information with regard to the playing fields assessment and that the additional information may negate the need to provide the floodlit all-weather sports pitch. Although shown on the submitted plans as part of the proposal, the applicant has indicated that it may not be possible to implement the floodlit all-weather sports pitch for a period of at least three years, and that it would only be provided when and if funding became available. At the time of writing the report, these matters were still being assessed and the findings will be reported to Members at the Planning Board Meeting.

It is considered by officers, that a 3-year delay and/or on the basis of "when funding became available" is not considered acceptable in meeting the planning requirements of Policy LR7 of the Development Plan which seek to replace lost playing fields. It is felt that a 3-year (or longer delay) would represent an unsatisfactory way of developing the site and would be difficult to enforce. This

60 would also set a precedent for other similar developments where the same issues are raised. It should be noted that funding is not a material planning consideration.

Impact on Residential Amenities

The new Academy building is considered to be fairly distant (approximately 50 metres) from neighbouring residential properties, and therefore, it is felt that its impact will be minimal. However, there are elements of the proposed scheme that do have the potential to cause detriment to the amenities and living conditions of local residents. The areas of potential harm is as a result of noise and general disturbance from the proposed new multi-use games area and car parking area located adjacent to the eastern boundary of the site (near to the rear gardens of some of the properties on Mourdant Road). The plans show a buffer-zone of approximately 5 metres in depth between the multi-use games area and the site boundary, officers have sought further landscaping within the buffer zone and it is considered necessary to impose a condition restricting the times of operation of the multi-use games area. It is felt these are sufficient measures to control and mitigate any likely noise impact from the multi-use games area.

With regard to the school’s car parking area, it is considered appropriate to impose a planning condition requiring details of the boundary treatment works to be submitted to and agreed by the LPA and thereafter, implemented. It is felt that a solid boundary treatment such as a wall would provide some degree of acoustic protection from the noise that could be generated from the car park area. The car parking area has also been amended to show additional landscaping which (subject to approval) will also help to minimise the impact of any car park lighting, noise and general disturbance.

With regard to the floodlighting on the all-weather sports pitch, the plans have been amended to show the pitch re-sited away from neighbouring properties, the use of additional landscaping and conditions restricting the times of operation of the floodlit all-weather pitch (i.e. up to 21:00hours) should help to keep the impact of the proposal to a minimum.

The proposal will also seek to ensure that off-site highway improvement works are undertaken thereby improving highway safety for the local area and the users of the facilities.

It is considered that with the appropriate use of planning conditions, the development can be carried out in a manner that has a minimal impact on local residents.

REMAINING ISSUES

Environmental Impact Assessment

The application has been assessed by means of a screening opinion to determine whether or not the application needs to be the subject of an Environmental Impact Assessment (EIA) under the Town & Country Planning (Environmental Impact Assessment) Regulations 1999. An Environmental Impact Assessment is generally

61 only required where significant environmental effects are likely to arise. The screening opinion is that an Environmental Impact Assessment is not applicable in this instance. The applicant has also submitted (as part of the application) a transport appraisal, an acoustic report and a flood risk assessment.

Design

The proposed materials seek to continue the overall design philosophy, which presents the image of the Academy as an innovative, progressive and forward- thinking learning environment, whilst at the same time respecting and embracing the suburban nature of the local environment. Robust materials have been used at ground floor level, which follows the philosophy of Secure by Design.

The Academy building whilst being constructed primarily of brickwork incorporates large elements of distinctive zinc cladding, which helps to break down the massing of brickwork. The glazing to the building will be a combination of windows and curtain-wall glazing again, all helping to create visual interest and break up the massing of brickwork. Officers feel that the overall design of the scheme is generally considered to be acceptable.

Landscaping

With the exception of a ribbon of trees along the site frontage on Hurlfield Road, the site is fairly sparse in terms of trees and landscaping. The proposal will require additional tree planting to separate the some of the more sensitive facilities being provided from the neighbouring residents. It is also expected that there will be additional tree planting to replace some of the trees that unavoidably have to be lost. It is considered that the new trees will offer some screening value as well as forming an attractive backdrop to the perimeter fencing. It is considered appropriate in this instance to impose a planning condition requiring the developer to submit detailed proposals of landscaping.

Drainage and Flood Risk

A flood risk assessment (FRA) has been submitted. The Environment Agency Flood Zone Maps indicate that the site is outside the extent of extreme flood.

The need for drainage improvements is acknowledged and can be conditioned. Sustainable urban drainage systems (SUDS) will be expected to be considered by the developer at design stage in accordance with national planning guidance in PPG25: Development and Flood Risk. In principle (and subject to compliance with the drainage conditions) there are no objections or concerns with regard to drainage matters.

Disability Access Advice

The Disability Access Officer has indicated that the development must comply with the Council’s Disability Design Standards and that the schools are fully accessible and have the appropriate facilities for disabled people and, that there are an

62 adequate number of clearly marked out parking spaces for disabled persons. There are no major concerns with regard to disability access.

SUMMARY

This is a full detailed planning application for the construction of a new “City Academy” school to replace the existing Myrtle Springs secondary school. The programme of works is such that when the new Academy has been completed, transfer between the old and new schools can occur paving the way for the old Myrtle Springs school to be demolished. The new Academy school is needed to provide improved education facilities in the area and offer children and parents more choice. The new Academy (which will be managed and run by United Learning Trust) will make provision for approximately 100 staff and upto 1350 children between the ages of 11 and 19. The Academy will cater for the children during the school day and then be opened-up for wider community use in the evenings and at weekends. The Myrtle Springs Academy will specialise in Performing Arts and Technology. This development is being funded to the tune of approximately £28million (most of which is being funded by Central Government).

The new Academy school will be built entirely within an Area of Open Space (as defined by the Sheffield Unitary Development Plan), when the old school buildings are demolished, some of the site (which is currently located within a Housing Policy Area) will be returned to Open Space (in effect therefore, there will be a partial land-swap between an area of Open Space and Housing Policy Area. Despite the land-swap, there will still be an overall net reduction in Open Space of nearly 8,600sq metres. The applicant proposes to mitigate the loss in Open Space by introducing a new multi-use games area and a new floodlit all-weather sports pitch. In addition, it is proposed that there will be some other improvement works to the remaining grassed sports pitches such as improvement to drainage and levels. It is considered that these measures, are acceptable in terms of mitigation for the loss of Open Space (this view is also shared by Sport England who have no objections to the proposal).

As a result of this development, there will also be significant off-site highway improvement works such as the construction of a new footpath (to adoptable standards) along the new site frontage on Hurlfield Road. The development will also provide two new pedestrian refuge crossing points (one on East Bank Road and one on Hurlfield Road) which will all help to improve highway safety in such close proximity of the school site.

The design of the school is modern and innovative and uses a variety of facing materials that help to create a sense of visual interest in the street scene and, also creates a landmark building in the community.

The proposal generally accords with the policies contained within the Sheffield Unitary Development Plan and (subject to the compliance with planning conditions) is unlikely to harm the living conditions of local residents.

RECOMMENDATION

63 For the reasons outlined above, it is recommended that this proposal be conditionally approved.

It is also recommended that in the event that an agreement cannot be reached with regard to the need for the floodlit all-weather sports pitch (in light of the additional late submissions being put forward by the applicant), it is requested that authority be given for the Head of Planning to continue negotiations and resolve these issues. If the issues cannot be resolved, the matters will be reported back to Members.

Case Number 05/04262/FUL

Application Type A Full Planning Application

Proposal Alterations to bay window, retention of dormer window, installation of spiral staircase and dormer window at roof level and retention of relocated door to side (9 & 6 Kenwood Park Road) (re-submission see application 05/01253/FUL) (In accordance with the amended plans/details dated 1st March 2006 (received on 3rd March) and the further details dated 9th March 2006 (received on 10th March 2006))

Location 9 Kenwood Park Road, Sheffield, S7 1NE

Date Received 07/11/2005

Team SOUTH

Applicant/Agent Mr S Clarke

Recommendation Grant Conditionally

Subject to:

1 The development shall be begun not later than the expiration of three years from the date of this decision.

In order to comply with the requirements of the Town and Country Planning Act.

2 Development shall not commence until details of all rainwater gutters, down pipes and external plumbing for the proposed bay window and dormer window have been submitted to and approved by the Local Planning Authority. Thereafter the approved rainwater details shall be implemented prior to the apartments being occupied unless otherwise agreed in writing by the Local Planning Authority.

In order to ensure an appropriate quality of development.

Attention is drawn to the following justifications:

H11 - Development in Housing Areas in Nether Edge and Broomhall

65 BE16 - Development in Conservation Areas

Site Location

LOCATION, PROPOSAL AND PLANNING HISTORY

This is a part retrospective application for alterations/installation of a dormer window and timber bay window at the former Falcon Hotel in the Nether Edge area of Sheffield. The dormer window is an existing dormer and this proposal seeks to make some alterations to it. The proposed new bay window will be located at roof

66 level and will replace an existing unauthorised PVC bay window (authority had previously been given to begin enforcement action to secure the removal of the unauthorised PVC bay window). The property is currently in the process of being converted to form 10 self-contained apartments (as approved under planning consent 04/01445/FUL).

The site occupies a prominent corner position in the Nether Edge Conservation Area. The application property would originally have been 2 separate units (comprising of No. 9 Montgomery Road and No. 9 Kenwood Park Road). A two- storey link-extension has been added (thereby creating one larger unit). The original buildings (i.e. as originally built) would best be described as large 2/3- storey stone-built Victorian properties set within (proportionate to the properties) modestly small plots (predominantly hard-surfaced gardens).

The building had been in use as a hotel (between 1946 and 1997). More recently (1998), planning permission (reference no: 98/01810/FUL) had been granted for use of the building as 4 separate self-contained units (each unit in use as shared accommodation). Until recently, the premises had been occupied as shared accommodation (registered with Environmental Housing for up to 36 people in total).

More recently, planning permission (reference number: 04/01445/FUL) was granted for alterations to the building for use as 10 separate self-contained apartments. Refurbishment works to implement this consent began approximately 18 months ago.

As part of the refurbishment works several additional elements of work had been carried out to the building and it is part of those additional elements of work that are being considered as part of this application. In essence therefore, consent is being sought for the timber bay window (located at roof level) and alterations (painting of white PVC cheeks to a dormer window to a more subdued/less prominent slate grey colour).

A separate planning application (reference no. 05/01253/FUL) was previously made in retrospect for the white PVC bay window and the dormer. This application was refused on the 3rd October 2005. The Local Planning Authority felt that the bay window and dormer window were constructed of a plastic (UPVC) material that was not sympathetic to the prevailing use of natural materials in the Nether Edge Conservation Area. The designs of those elements of the scheme did not exhibit the elegant, detailed specifications of traditional features in a Conservation Area. It was felt that those features appeared incongruous and intrusive in the area. Members of the Planning Board also gave authorisation to begin enforcement action to secure the removal of the unauthorised white UPVC bay window.

The applicant has now submitted this application with a more traditionally designed timber bay window structure (with sash windows and ornate detailing). The proposed bay window structure will be constructed with a slate roof. With regard to the dormer window, the applicant has agreed to paint the existing white cheeks of the dormer, to try and blend the dormer into the roof. The applicant has agreed to use a grey/slate coloured paint to match as far as possible the colour of the

67 existing slate roof on the building. On balance, it is considered that these amendments are now acceptable.

SUMMARY OF REPRESENTATIONS

No letters of representation have been received in response to this application.

PLANNING ASSESSMENT

Policy Issues

The property is located within the Nether Edge Housing Policy Area and also within the Nether Edge Conservation Area. As a consequence, the proposal must accord with Policies H11 and BE16 of the Development Plan (H11 - Development in Housing Areas in Nether Edge and Broomhall and BE16 – Development in Conservation Areas).

Policy H11 of the Development Plan identifies Housing as the preferred use, and given that the principle of the residential use has already established by the granting of planning permission for use of the building as 10 apartments, it is felt that the proposal is not at odds with this policy.

As a development within the Nether Edge Conservation Area, the proposal will also need to comply with Policy BE16 of the Development Plan (Development in Conservation Areas). Whilst previously, there were specific issues relating to the design of the bay window on the roof terrace and the flat roof dormer, the design of the semi-hexagonal roof dormer and wrought iron balustrade (also at roof level) were generally considered to be acceptable. The design of the refurbishment works to the front boundary and the corner tower feature were also considered acceptable. Although not the ideal solution, it is considered that the applicant has gone a long way in addressing the main design concerns and issues that were previously raised with regard to the bay window and the dormer.

Highway Issues

The proposal does not raise any highway safety issues.

Effect on residential amenities

It is considered that the proposal is unlikely to have any detrimental impact on the living conditions of nearby residents. There was previously a timber framed bay window structure in sited in the same position and, whilst the new bay (currently being proposed) is slightly larger, it’s detailing and design is of a better quality. For the prospective occupants of the apartments that incorporate the bay and dormer window, it could be argued that the proposal will be an improvement to their living conditions (additional natural light, improved outlook and increased headroom).

68 SUMMARY

Previously, the main issues with regard to this development evolved around the material, design and style of the bay window located on the roof level, and, the dormer window on the main roof of the building. The applicant has now made significant improvements that will ensure that an unauthorised white UPVC bay window will be removed and replaced with a better-designed timber bay window structure. The bay window will be white in colour which will match the colour of almost all the other windows and openings on the building. The windows on the bay will be sash-type windows with ornate detailing. The thickness of the bay structure and the solid timber panels at the lower level of the bay gives the structure a well-defined appearance of a bay rather than the appearance of a conservatory with thin/narrow transom bars and structure. The fascia board will be deep and ornate. The roofing material will be slate, thereby creating something more in keeping with the original character of the building and the area. The dormer window cheeks will be painted in a grey colour (using a specialist paint that is suitable for painting onto UPVC) to match the colour of the slate roof. It is worth noting that on the immediately adjoining property on the Kenwood Park Road frontage, there is an existing flat roof dormer window (constructed in white UPVC) equally as visible as the dormer window on the application site.

It is accepted that the site is within the Nether Edge Conservation Area, and as such, there is a need to secure good design and use of better quality materials, however, the fact that there has been significant improvements to the building as a whole are and do need to be considered as material considerations (some of those improvement works include the removal of unsightly external staircases; sandblasting the facing stonework to clean up the exterior of the building, a complete new roof being installed and; restoring the corner tower feature to it’s original condition). By definition, some of the improvement works could also be seen as a way of enhancing the Nether Edge Conservation Area.

For the reasons outlined above, it is recommended that this application be conditionally approved.

Case Number 05/04608/CHU

Application Type Planning Application for Change of Use

Proposal Use of shop as restaurant

Location 276-278 London Road, Sheffield, S2 4NA

Date Received 02/12/2005

Team SOUTH

Applicant/Agent Mr G Pryor

Recommendation Grant Conditionally

Subject to:

1 The development shall be begun not later than the expiration of three years from the date of this decision.

In order to comply with the requirements of the Town and Country Planning Act.

2 Within one month of the date of this permission details of the proposed means of apparatus for the arrestment and discharge of fumes or gases shall be submitted to the Local Planning Authority. Upon approval in writing of such equipment, the apparatus shall be installed and retained thereafter.

In the interests of the amenities of the locality and occupiers of adjoining property.

3 The premises shall be used for the above mentioned purpose only between 1600 hours and 2330 hours, Mondays to Saturdays and 1600 hours and 2300 hours on Sundays and Public Holidays.

In the interests of the amenities of the locality and occupiers of adjoining property.

4 No amplified sound or live music shall be played either within or without the premises nor shall loudspeakers be fixed at any time outside the building.

In the interests of the amenities of the locality and occupiers of adjoining property.

5 No externally mounted plant or equipment for heating, cooling or ventilation purposes, nor grilles, ducts, vents for similar internal equipment, shall be fitted to the building unless full details thereof have first been submitted to

70 and approved by the Local Planning Authority, and once installed such plant or equipment should not be altered without prior written approval of the Local Planning Authority.

In the interests of the amenities of the locality and occupiers of adjoining property.

6 No deliveries to the building shall be carried out between the hours of 2300 to 0700 hours Monday to Saturday and 2300 hours to 0900 hours Sundays and Public Holidays.

In the interests of the amenities of the locality and occupiers of adjoining property.

7 No doors or windows serving the food preparation areas shall be left open during operating hours and fire exit doors shall be used as emergency exits only and shall not at any other time be left standing open.

In the interests of the amenities of the locality and occupiers of adjoining property.

8 No movement of waste material or waste storage receptacles within the rear yard area shall take place after 20:00 hours on any day.

In the interests of the amenities of the locality and occupiers of adjoining property.

Attention is drawn to the following justifications:

S7 - Development in District and Local Shopping Centres S10 -Conditions on Development in Shopping Areas

Attention is drawn to the following directives:

1. The Applicant is advised that any extraction flue will be required to terminate no lower than the height of the chimney stack and should preferably be located within the chimney itself. The flue should be fitted with a low resistance cowl.

Site Location

LOCATION AND PROPOSAL

This is an application for change of use to form a restaurant (Use Class A3) on the ground floor at 276-278 London Road.

The building is a two-storey brick-built corner mid terrace property on a parade of commercial units. The first and second floors of the property are vacant. The property has been extended to the rear with a single storey structure that extends to the boundary with No. 1 Mount Pleasant Road.

The ground floor of the premises is currently occupied by a home furnishings retail outlet. The adjacent ground floor units on London Road are occupied by a take away (at No. 280) and a mobile phone shop (at No. 274).

72 To the rear of the site are houses fronting Mount Pleasant Road. The site is separated from the curtilage of No.1 Mount Pleasant Road by a retaining/ boundary wall rising to a height of 4 metres relative to the ground floor level of No. 276-278.

PLANNING HISTORY

Permission was refused in 1991 (91/00839/FUL) for the use of the ground floor as a restaurant.

At that time it was considered that the proposed development would create an unacceptable length of dead frontage of shops not in Class A1 (retail) use.

LETTERS OF REPRESENTATION

As a result of neighbour notification there have been no letters of objection to the proposal.

ASSESSMENT

Policy Issues

The UDP shows that the site is contained within the London Road District Shopping Centre and policy S7 states that restaurants (A3 uses) are acceptable uses in such areas. However, policy S10 states that any change of use should not lead to a concentration of uses that would prejudice the dominance of the preferred use (retail). This policy also states that the change of use should not cause existing residents to suffer from unacceptable living conditions, that developments should be adequately served by transport facilities and provide adequate off street parking. These are the main issues with this application.

Dominance of Preferred Use

Policy S10a applies to change of use in shopping centres: The Council has interpreted the term ‘dominance’ as the situation where retail (A1) units exceed 50% of all occupied and vacant units.

The last survey of London Road in 2005 showed that only 45% of units were in retail use so the proposal would exacerbate the lack of A1 dominance in terms of the number of units in the centre.

However, there are material considerations for allowing the change of use:

- the proportion of units that are vacant in London Road exceeds the average for district centres. In these circumstances it is important to ensure that properties are occupied by operations, such as the proposed use, which maintain the vitality and viability of the centre as a whole. PPS6 notes that ‘Where existing centres are in decline, local planning authorities should assess the scope for consolidating and strengthening these centres by seeking to focus a wider range of services there, promote the diversification of uses ...’

- allowing the proposal would not stop London Road from maintaining its function as a retail centre since a large amount of retail A1 floorspace (notably at Waitrose) would still be in retail A1 use.

Impact of the Change of Use on Resident’s Amenities

Odours and vapours

All residences in the locality could potentially be affected by vapours and odours but this problem could be negated by extending any extraction flue to chimney height (ideally via the chimney itself).

It is considered appropriate to impose a planning condition requiring details of fume extraction equipment be submitted to and agreed in writing by the Local Planning Authority. The extraction flue should be routed via the chimney.

Noise and disturbance

With respect to nearby flats on London Road it is considered that this is one of Sheffield’s busiest main roads and therefore, generates a considerable amount of ambient noise immediately adjacent the site and any nearby first floor flats. In addition to this background noise it is not considered reasonable to expect that residents should enjoy the same level of amenity that might be afforded in a residential area. As such any noise generated by customers arriving at, and leaving the premises is not considered adequate reason for refusal.

The nearest residential properties to the application site, other than flats above adjacent properties, are the houses to rear. The impacts on these properties would be likely arise from two sources.

Firstly there is a potential for noise generation from the food preparation areas/ bin storage at the rear of the site.

The area to the rear of the premises is separated from the houses beyond by a substantial boundary wall and this would help to negate noise propagation. However, in view of the close proximity of the proposal to the houses it is considered appropriate to add conditions restricting use of the yard during operating hours and also requiring that all openings remain shut during working hours

Secondly, there is the potential for noise generation from customers returning to cars parked adjacent residential properties in nearby streets.

This is a concern but the presence of two restaurants nearby (at No. 290 London Road and No.1 Sharrow Lane) suggests that on street parking may already be occurring to some degree and it is unlikely that a further restaurant would significantly exacerbate this situation.

It is considered appropriate to impose conditions restricting hours of operation.

Taking the above matters into consideration, and applying the suggested conditions, it is believed that proposed use of the premises will not lead to unacceptable levels of noise or additional disturbance to the detriment of the nearby residents.

Parking and Traffic Generation

London Road is one of Sheffield’s major arterial roads. It is identified in the Sheffield Unitary Development Plan as being a Strategic Route. Although parking is restricted at the front of the site, London Road is well serviced by alternative modes of public transport facilities (i.e. bus services). There are already a substantial number of “Class A3” uses within the London Road District Shopping Centre and two restaurants close to the site (No.1 Sharrow Lane and 290-292 London Road) none of which benefit from off street parking.

As such it is not considered that any increase in on street parking as a result of this development will have a significant impact on the existing situation.

Hence, whilst there is no dedicated off-street parking available for this site, it is considered that, taking into account the above factors this absence does not represent sufficient reason for refusal.

SUMMARY AND RECOMMENDATIONS

The principle of the use is considered to be acceptable when measured against Policy S10 of the adopted Unitary Development Plan. The proposal (when combined with planning conditions relating to hours of operation and provision of fume extraction equipment) is unlikely to cause additional harm to the living conditions of existing nearby residents.

For the reasons outlined above, it is recommended that the application be granted conditionally.

Case Number 05/04633/OUT

Application Type Outline Planning Application

Proposal Erection of a 3 bedroomed dormer bungalow with garage (Amended drawings received 2nd March 2006)

Location Curtilage Of 159 Long Line, Sheffield, S11 7TX

Date Received 07/12/2005

Team SOUTH

Applicant/Agent AC Liani Ltd

Recommendation Grant Conditionally

Subject to:

1 The development shall not be commenced unless and until full particulars and plans thereof shall have been submitted to the Local Planning Authority and planning approval in respect thereof including details of (matters reserved by this permission) shall have been obtained from the Local Planning Authority.

Until full particulars and plans of the development (including details of the matters hereby reserved) are submitted to and approved by the Local Planning Authority they cannot agree to the development proceeding.

2 Application for approval in respect of any matter reserved by this permission must be made not later than the expiration of three years from the date of this decision.

In order to comply with the requirements of the Town and Country Planning Act.

3 The development shall be begun not later than whichever is the later of the following dates:- the expiration of two years from the final approval of the reserved matters or, in the case of approval on different dates, the final approval of the last such matter to be approved.

In order to comply with the requirements of the Town and Country Planning Act.

4 The existing boundary hedges shall be retained and any gaps shall be infilled with new planting to match existing species, before the use of the dormer bungalow is commenced.

76 In the interests of the visual amenities of the locality.

5 The dormer bungalow shall not be used unless turning space for vehicles has been provided within the site in accordance with details to be submitted to and approved in writing by the Local Planning Authority and thereafter such turning space shall be retained.

In the interests of the safety of road users.

6 Before the development is commenced, details of the proposed surfacing, layout and marking out of the car parking accommodation shall have been submitted to and approved in writing by the Local Planning Authority. The bungalow shall not be used unless the car parking accommodation has been provided in accordance with the approved plans and thereafter such car parking accommodation shall be retained for the sole use of the development hereby permitted.

In the interests of traffic safety and the amenities of the locality.

Attention is drawn to the following justifications:

GE5 - Housing Development

77 Site Location

Location and Proposal

The proposal involves an outline application for the erection of a dormer bungalow, (10m wide x 16.3m long), on an infill site, (18m wide x 45m deep), within the side garden area of 159, Long Line.

The proposals include the erection of a single garage, (6.4m long x 3.6m wide), in the rear garden of the proposed property.

The site lies at Long Line, which in turn is located at the south west of the city in open countryside covered by the Green Belt. The application site comprises a single plot lying between existing developments fronting onto Long Line.

78 History

The site formerly gave access to a cattery, located at the rear of 159, Long Line, which is no longer required and is to be demolished.

A separate application - 06/00262/FUL - is also under consideration, for the demolition of 159 Long Line and the cattery buildings and for the erection of a dormer bungalow on the site, together with garaging and a tennis court.

Representations

5 letters of objection were received from local residents, on the grounds that;

The character of Long Line is changing due to developments that should never have been allowed in the Green Belt – at Holt House, Barberfields Farm, Moorside Farm and 153, Long Line. Such developments cause mud and disturbance during construction.

The proposals are outline only and no design details have been submitted. Yet under, policy GE4, of The Sheffield Unitary Development Plan 1998, it is necessary to ensure that the proposed development will have due regard to the existing character of the area, in terms of siting, materials and design. No consideration has been given to issues such as overlooking, massing and scale and the drains and the gas supplies are already over-stretched here.

Being located within the garden area of an existing property, it is questionable whether the site can be regarded as a single infill plot, or whether Long Line can be regarded as a substantially built up road frontage, under policy GE5a.

The erection of a new bungalow should not be permitted on the cattery site, since most of these buildings have now been demolished.

The proposed garage should be located behind the building line.

Planning Assessment

Policy

Under Policy GE5a, of The Sheffield Unitary Development Plan 1998, (Housing Development Within The Green Belt), new housing, (other than housing associated with agricultural units), will be allowed, only where this would involve the infilling of a single plot, within an existing village, a group of buildings, or a substantially developed road frontage.

Long Line is listed as a substantially developed road frontages, to which this policy applies.

The development proposal, involves the development of a single infill plot, within a substantially developed frontage, on Long Line and is therefore considered to comply with policy GE5a. There are no policy objections to the proposals.

79 Design And Impact

The proposals are in outline only and no elevational details have been submitted. However, the plot is considered to be large enough to accommodate a dormer bungalow, a garage, car parking and amenity space.

The footprint of the proposed dormer bungalow, will be roughly in line with the front and rear building lines, of the adjoining bungalows and this is considered to be satisfactory.

The front building line would respect the line of existing houses and also that proposed in the accompanying application on the adjoining site. The existing rhythm of the road frontage of this point along Long Line would be maintained.

The existing side and rear boundary hedges, are to be retained with new hedging to infill the gaps in the rear boundary.

The existing side boundary fencing, adjoining 157, Long Line, will also be retained.

Highways

The proposals will provide a garage and satisfactory, access, car parking and turning facilities. There are no highway objections to the proposals.

Response To Objections

The proposals involve the development of a single infill plot, within a substantially developed road frontage and as such the development is acceptable under policy GE5a of the Sheffield Unitary Development Plan 1998.

The development replaces a former cattery, which was on land to the rear of 159, Long Line, with a bungalow, which is to be erected along the site frontage, in line with the building line of the adjoining bungalows. The cattery buildings are to be removed.

The location of the proposed garage, will now be in the rear garden area of the proposed bungalow, as requested.

This is an outline application only. Design details will be required at detailed application stage.

The potential for disturbance during construction, is not a material reason for refusal of planning permission for development.

Summary

The proposals involve an outline application for the erection of a dormer bungalow, on a single infill plot, within a substantially developed road frontage on Long Line.

80 The site was formerly an access-way to a cattery, at the rear of 159 Long Line, the use of which, has now ceased. The proposed bungalow is to be erected instead of the cattery, which is to be demolished.

The floor area of the proposal as shown on the indicative drawing accompanying the application is less than that of the former cattery.

The proposals are an acceptable development under Policy GE5a, of the Sheffield Unitary Development Plan 1998 and there are no policy objections.

The site is large enough to accommodate a bungalow, a garage, access, car parking and amenity space and the proposals are recommended for approval subject to appropriate conditions.

Case Number 05/04819/REM

Application Type Approval of Reserved Matters

Proposal Erection of office building with retail on the ground/mezzanine floors and basement car parking

Location Land At, Charles Street And Norfolk Street, Sheffield,

Date Received 23/12/2005

Team CITY CENTRE AND EAST

Applicant/Agent Hodder Associates

Recommendation Grant Conditionally

Subject to:

1 Before the development is commenced details of the following shall be submitted to and aproved by the Local Planning Authority:

a) Facing Materials b) The public open space including surfacing, street furniture and lighting c) Public Art d) Street lighting to Norfolk Street and Charles Street e) Measures to promote ease of access to the building and its use by people with disabilities f) The colonaded area to Norfolk Street g) Plant room louvres h) the glazed frontage to the retail units. i) Paving to the Charles Street footway

In the interests of the amenities of the locality.

2 The building shall not be used unless the following have been provided:

a) The public open space b) Disabled parking spaces c) Cycle parking d) Paving to the Charles Street footway

In the interests of the amenities of the locality.

3 Unless an alternative date is approved in writing by the Local Planning Authority, the works to improve Norfolk Street shall be carried out prior to the use of the building.

82 In the interests of the amenities of the locality.

4 Prior to the development starting on site, details of the following items shall have been submitted to and approved in writing by the Local Planning Authority:

a) Covered cycle parking facilities for visitors to the retail units. b) The vehicle access ramp including a long section, vehicle/pedestrian intervisibility splays and measures to prevent vehicles exiting turning left onto Charles Street. c) Details including structural calculations of all retaining walls that will be supporting the highway.

In the interests of the amenities of the locality.

Attention is drawn to the following justifications:

BE16 - Development in Conservation Areas BE17 - Design & Materials in Areas of Special Character or Historic Interest

83 Site Location

PROPOSAL AND LOCATION

This is the final building (Office 3) in the ‘Heart of the City’ development to reach the detailed application stage. Office 1, as it is called, has just been completed and details have been approved for Office 2 which will lie 6.5m to the north. The area in between the office blocks providing pedestrian access from Norfolk Street to St. Paul’s Place, the open space being created to the east of all three office buildings. The ground level elevation of this building would be chamfered on the east elevation and a flight of steps will follow the chamfer providing access between the new open space and Charles Street. The site on the opposite side of the steps will be occupied by a multi-storey car park with retail and casino use in the lower two floors.

Howden House and the entrance to the City Council’s First Point Reception are on the opposite side of Charles Street some 13-17m distant. On the opposite side of

84 Norfolk Street there are office and surgery buildings which are 3 storeys high. The site is currently used as a public car park.

At basement and ground level the layout of the building is quite complex because of a level difference of 3.2m from Norfolk Street to the opposite corner on Charles Street and a difference of 4m from the top to the bottom of the proposed steps. The basement is therefore at ground level on the lower part of Charles Street and here there is a vehicular access to an 18 space basement car park.

The entrance to the offices is at ground level on the corner of the site closest to the Peace Gardens, on Norfolk Street. The remainder of this floor is taken up by two retail units. This floor is recessed by 3m on Norfolk Street creating a colonnade within which level access is provided to one of the retail units, a flight of steps then descends to Charles Street.

Above the ground floor there are 11 office floors. A plant room is on part of the roof above the offices. The building provides 7,896m² office and 641m² retail net floorspace.

Some of the architectural detailing has been amended following original submission and additional illustrative perspectives and a model prepared.

PLANNING HISTORY

The Heart of the City project was conceived around 1995 to help kick-start the economic and physical regeneration of the City Centre. In 1996 a Masterplan had been prepared for the Council by Terry Farrell and Partners and this formed the basis of a bid for public money to the Millennium Commission.

In November 1996 outline planning permission was granted for the Heart of the City development (ref: 96/0836P). The following estimates of floor space for the various uses granted permission were given:

Offices - 33,000m² Museum - 5,000m Hotel - 11,000m² (about 200 bedrooms) Retail - 2,400m² Winter Garden - 2,500m²

In October 2000 this planning permission was renewed. However, the permission varied from the original in two respects. Firstly, housing was included as a proposed use and secondly the extension of the underpass, which exited at Furnival Square, to provide vehicular access to the site, was dropped.

In 1998 full planning permission was granted for the Millennium Gallery and Winter Garden (ref: 98/010P).

The planning application for the 156 bedroom hotel between the Town Hall and Winter Garden was subject of considerable public interest (ref: 02/04021/FUL) before permission was granted in February 2003.

A further outline planning permission was granted in October 2003 (03/02057/OUT) for that part of the Heart of the City which did not already benefit from full planning permission. The outline application included a new Masterplan prepared by Allies and Morrison, which shows a multi-storey car park on this part of the site.

Approval was granted for the City Lofts residential scheme in October 2005. Subsequently, details of Office 2 have been approved and permission granted for a multi-storey car park, retail and casino building at the corner of Arundel Gate and Charles Street.

REPRESENTATIONS

Representations relate to the original submitted plans. There has since been some refinement of elements of the architectural detailing.

Conservation Advisory Group

The Group felt that the development was 4 storeys too tall and should be the same height as the proposed buildings for which planning permission had already been given. The development would have an adverse impact and overshadowing effect on the Peace Gardens, the Town Hall, the proposed public square and the views down Norfolk Street. The Group felt concern at the exclusionary quality of the street level treatment of the development, particularly the black façade on Charles Street and felt that the development would create insecurity and an uninviting area, particularly around the proposed steps. The Group felt, in principle, there was no objection to the proposed materials subject to the details being to the satisfaction of the Head of Planning.

English Heritage made the following comments.

“We are not supportive of the application in its present form. English Heritage has broadly endorsed the proposals within the Heart of the City Masterplan and in addition we have endorsed the Urban Design Compendium which sets out the design parameters for redevelopment schemes within the City Centre. In our view, whilst the principle of office development on this site reflects the Masterplan’s objectives, the current application fails to reflect the Urban Design Compendium parameters. We are concerned that the height of the new building will be out of keeping with the prevailing heights along Union Street and those recently established for the new build core.

We recommend that the height of the proposed office block should be reduced by several storeys in order to integrate it more successfully into the Heart of the City core.”

Following these comments a representative of English Heritage (EH) attended a meeting with the applicant and officers when amendments to the elevations were discussed. The discussions were positive and it is possible that EH may send further comments and these will be reported verbally at the meeting.

The Commission for Architecture and the Built Environment decided that they didn’t wish to comment on the scheme.

No other representations have been received.

PLANNING ASSESSMENT

Policy Issues

Outline planning permission has already been granted for the uses proposed so land use policy is not an issue. Indeed the Masterplan which formed a part of the outline application shows an office block in this position.

The site is within the Central Shopping Area and is identified as a City Centre Development Site in Policy S1 of the Unitary Development Plan (UDP). The uses proposed are either preferred or acceptable uses under Policy S3 – Development in the Central Shopping Area.

The Heart of the City project is endorsed as one of the seven strategic regeneration projects for the City Centre arising out of the City Centre Masterplan and is also an important component of delivering the ‘Sheffield City Strategy and Vision;’ of the Sheffield First Partnership which seeks to secure a strong economy and a vibrant City Centre amongst its strategic aims.

The site is outside but adjoins the boundary of the City Centre Conservation Area. Policy BE16 is therefore relevant, it requires that developments affecting the setting of a conservation area shouldn’t detract from its character and appearance.

The Urban Design Compendium for the City Centre establishes principles for the Heart of the City including the creation of active frontages to all major pedestrian routes.

It also says that “there may be scope for taller buildings to the south of the Conservation Area, providing it can be demonstrated that there will be no visual or amenity impact on the streetscape and views to important landmarks are not impeded”.

Design and External Appearance

The proposed building is between 4-5 storeys taller than Office 2 and Office 1 and 7 storeys taller than Howden House. It is not the tallest building in the Heart of the City; the residential building is over 30 storeys. However, it rises substantially above the buildings which will surround it. This is particularly so in respect of the buildings on the opposite side of Norfolk Street which are only 3 storeys. However, these buildings are low even in comparison to the group of buildings in the city block in which they stand, they are suburban in scale and do not provide a benchmark for the Heart of the City.

87 In their design statement the architects have given the following explanation for the proposed scale.

“The building adopts the sectional heights of its neighbours, but significantly the offices rise 11 storeys above ground. This is intended to reinforce the cohesive quality of the eastern side of Norfolk Street, and yet generate an important pivotal ‘marker’ at the corner of Norfolk Street and Charles Street, which in turn will establish nodal relationships with other taller buildings in Union Street and within the New Retail Quarter.”

The taller building in Union Street is Redvers House, some 80m south, which is over 14 storeys high.

It is not considered that there is any overriding reason why this building should not be taller than the surrounding buildings in principle providing that its external appearance is of appropriate quality and it does not have a deleterious impact on the Conservation Area.

The architecture of the building commences with a natural stone base which allows for the level differences around the site to be accommodated, above this are the glazed walls of the retail units. The concept calls for the north wall, which is partly in stone, to rise up to roof level and contain the plant room under a roof with stone at its eaves. The other three office elevations are in glass and project beyond the stone envelope formed by plinth, north wall and roof. The floor slabs to the offices project beyond the walls and hold floor to ceiling etched glass louvres with bespoke stainless steel fittings. The angle of these louvres is varied according to the level of sunlight hitting that part of the building where they are fixed. This results in a pattern being established which is different for each of the three elevations.

It is considered that both the overall concept and the detailing of the architecture is of a very high quality and represents a further step forward in the improvement of building design in the City. The resulting building is refined and elegant with significant visual interest. The entrances and active frontage to three sides will help animate the streets and new square.

There were nonetheless, areas of concern. The view of the north elevation was thought to be rather overdominant and lacking vertical elegance in the view from the Peace Gardens. This has been overcome by wrapping the glass walls round onto the north elevation to reduce the width of the stone element on this elevation, thus giving it a lighter and more vertical appearance. This also enables the visible width of the plant room to be reduced on the north elevation at the same time a lighter colour has been chosen for the aluminium plant room louvres.

The blank masonry face of the basement along Charles Street has proved more intractable, due to the ground level differences, the vehicular access and the need to create an efficient internal layout. However, the maximum height of the stone plinth (3m) is only obtained near to the proposed steps and most of this is the vehicle access, the height reducing to 2m at the Norfolk Street corner and street level before the office entrance on Norfolk Street. Also, the whole frontage above

88 the plinth is glazed and will be used for retail so there will be activity and views into the building.

The building adjoins the City Centre Conservation Area (CA) and Policy BE16 requires that a building outside a conservation area should not have an adverse effect on its setting. It has been suggested (see Representations) that the building is too tall and should be no higher than the adjoining buildings which have been permitted in the Heart of the City scheme.

Although the CA boundary extends as far as this site, the nearest buildings of any age are those at the corner of Norfolk Street and the Peace Gardens. The building would be seen very much as part of the group of new buildings on the east side of Norfolk Street rather than having a visual influence on the ‘historic’ part of the CA. The rear elevation, facing the Peace Gardens and Town Hall, is an elegant combination of vertical glass and natural stone elements which vary in width, the plant room has been imaginatively integrated into this by extending the stone vertical elements through the louvres.

The visuals submitted with the application do show that the building appears above the St. Paul’s Parade buildings when viewed from Pinstone Street. However, the existence of the much taller residential tower nearby means that the height will not be seen as incongruous.

The building has no affect on the setting of the Town Hall or the townscape quality of the Peace Gardens.

It is considered that while a lower building would compete less with St. Paul’s Parade in southerly views the impact on the setting of the Conservation Area is minimal, especially when the building proposed has architectural merit.

Sustainable Design

The developer intends the building to meet BREEAM Excellent and has been asked to consider further the potential to link the district heating system.

Highways and Transport

These matters have already been addressed in the outline application, though the position of the vehicular access was not set. The preferred option was to come off Charles Street thus avoiding further traffic on this section of Norfolk Street. This is what is now shown and works to improve Norfolk Street for pedestrians will be undertaken.

The same access will also serve Office 2 and service vehicles will use this access unless they are too large when they will access from the main Arundel Gate basement access. The steps down to Charles Street will be 7.5m wide, part of which will be overhung by the office floors above the chamfered ground/basement floors.

89 The 18 parking spaces in the basement is in line with the outline permission and with UDP parking guidelines.

Disabled Access and Facilities

The building will provide level accesses, lifts and facilities for those with a disability, as would be expected in a new office development. Disabled parking spaces will be provided in the basement.

Archaeology

An archaeological assessment of the potential of the site has been submitted. It concludes that there is minimal potential for deposits of interest due to part development, this is supported by a recent ground investigation report, therefore no further work is required.

Regeneration

The Masterplan for the Heart of the City emphasises the regenerative importance of this project. Considerable public investment has already been put into the project and resulted in buildings and open spaces of acknowledged quality. The private investment that is fundamental to its overall success and is testament to the City’s ability to deliver such large regeneration schemes is now being realised.

It is acknowledged that Sheffield has a lack of high quality office space and the Heart of the City is beginning to correct this.

CONCLUSION

The siting and footprint of the proposed building accords with that indicated in the Masterplan which was part of the outline planning permission. Officers consider that the design, utilising glass and natural stone to be very high quality.

The building is several floors higher than Office 1 and 2 but lower than Redvers House and the proposed residential tower. It is not therefore, out of context in the group of buildings between Arundel Gate and Norfolk Street/ Union Street. Its impact on the setting of the nearby City Centre Conservation Area is not such that it would be detrimentally affected.

This site has remained vacant for several decades and has therefore been used as a public car park; the proposal will bring it back into use.

The development will have substantial regenerative benefits particularly in respect of employment, the appearance of the site, the provision of more public space and investor confidence in the City. The proposal will complete the Heart of the City project with some style.

It is therefore concluded that approval should be granted.

90 RECOMMENDATION

The Board are recommended to grant approval subject to conditions.

Case Number 06/00228/CHU

Application Type Planning Application for Change of Use

Proposal Use of land and building for warehousing, overnight storage of vehicles and the storage and distribution of civil engineering construction materials and erection of three linked site office cabins

Location Former ROM Building, Meadowhall Road, Sheffield,

Date Received 19/01/2006

Team CITY CENTRE AND EAST

Applicant/Agent D K Architects

Recommendation Refuse

For the following reason(s):

1 The proposed use of the site for open storage represents a departure from the provisions of the adopted plan. In the absence of special circumstances to justify a departure from the adopted plan on this occasion, the Local Planning Authority consider that the proposal is contrary to the aims of Policy IB6 and IB9 of the Unitary Development Plan by reason of its size and location on a prominent gateway site.

92 Site Location

LOCATION AND PROPOSAL

The site consists of a level concrete surfaced yard located off Meadowhall Road and adjacent to junction 34 of the M1 Motorway. The eastern boundary is formed of the Blackburn Brook whilst to the west is a large brick building the majority of which is occupied by Chesterfield Special Cylinders. This company also has an open yard beside the building separated from the site by a security fence. The end part of the building, one bay, is included in this application. To the north of this building is a further section of open yard at a slightly higher level bounded to the west by the Trans Pennine Trail.

It is proposed to use the site for the open storage and distribution of civil engineering materials, stored on 5m high racks, overnight storage of vehicles and the erection of three single storey cabins for office, mess and trade counter purposes. The buildings will occupy an approximately 9.5 metre square area. The

93 existing building will be used for warehousing. Access will be off the current Chesterfield Cylinders access from Meadowhall Road.

RELEVANT SITE HISTORY

None

SUMMARY OF REPRESENTATIONS

Two letters have been received one on behalf of Chesterfield Special Cylinders the other from Sheffield Chamber of Commerce and Industry (supported by South Yorkshire Investment Fund and Yorkshire Enterprise) both objecting to the proposal. Issues raised are : -loss of land for medium size industrial units and the site would best be used as an industrial estate -the site’s proximity to the Motorway makes it a gateway site and a large area of open storage does create a positive first image of Sheffield or for the existing occupier which has a large number major international clients. -the site falls within a Fringe Industry and Business Policy Area in the Unitary Development Plan and open storage is not acceptable in such areas.

PLANNING ASSESSMENT

Policy Issues

The site falls within a Fringe Industry and Business Area (FIBA) in the Unitary Development Plan, Policy IB6. In such Areas open storage is unacceptable. Such a use is the main element of this application. Policy IB9 sets out the parameters for the conditions on development in Industry and Business Areas. This Policy requires that development be well designed with buildings and storage of a scale and nature appropriate to the site.

Design Issues

Development of this site mainly involves storage racks and the three cabins. These are considered to have no architectural merit but could, in principle, be acceptable in general industry areas. The application site is large and is visible from one of the main routes in to and out of Sheffield from the motorway network. FIBAs are designated where there is an interface with other non industrial or business areas where large areas of open storage could have an adverse effect on the appearance and amenities of the area, as is the case with this application. The site is also visible from the Trans Pennine Trail

Highways Issues

The existing access off Meadowhall Road previously occupied the whole of the area including the Chesterfield Special Cylinder site. Warehousing and storage is unlikely to generate more traffic than the previous use and thus the proposal is not considered to have any highways implications.

Other Issues

The site falls within a Flood Risk zone. A flood risk assessment has been submitted and the Environment Agency consider that the details in it are in line with Planning Policy Guidance Note 25. The Environment Agency have suggested that any approval should contain a condition requiring development to be carried out in accordance with the approved flood risk assessment.

CONCLUSION AND RECOMMENDATION

The nature of the proposal i.e. mainly open storage, is such that it contravenes Policy IB6 of the Unitary Development Plan as open storage is unacceptable in such areas. The site is also in a prominent gateway position and the development is not of high quality and could preclude any other preferred industrial development and is thus contrary to Policy IB9. The proposal is also adjacent to the Trans Pennine Trail and would be visually prominent.

Taking the above into account it is recommended that the Area Board refuse the application.

Case Number 06/00250/FUL

Application Type A Full Planning Application

Proposal Erection of commercial vehicle sales service and MOT facility (As amended plans dated 29th March 2006)

Location Land At Shepcote Way, Shepcote Lane And, Europa Link, Sheffield

Date Received 23/01/2006

Team CITY CENTRE AND EAST

Applicant/Agent Unwin Jones Partnership

Recommendation Grant Conditionally

Subject to:

1 The development shall be begun not later than the expiration of three years from the date of this decision.

In order to comply with the requirements of the Town and Country Planning Act.

2 Before the commencement of development the following samples shall be approved in writing by the Local Planning Authority:

i) proposed facing materials and ii) proposed roofing materials

Thereafter the development shall be carried out using the approved materials.

In order to ensure an appropriate quality of development.

3 The building shall not be occupied unless the cycle parking, bin storage facilities and disabled parking bays as shown on the approved plans have been provided in accordance with those plans and, thereafter, such facilities shall be retained.

In the interests of traffic safety and the amenities of the locality.

4 Before development begins details of vehicle restraint barriers and the location of these restraints shall have been submitted to and approved in writing by the Local Planning Authority. These restraints shall be in place prior to the building being occupied and thereafter retained.

In the interests of traffic safety and the amenities of the locality.

5 The building shall not be used unless a level threshold has been provided to the entrance thereto in accordance with details to be submitted to and approved in writing by the Local Planning Authority and thereafter such level threshold shall be retained.

To ensure ease of access and facilities for disabled persons at all times.

6 The building shall not be used unless the access and facilities for people with disabilities shown on the plans have been provided in accordance with the approved plans and thereafter such access and facilities shall be retained.

To ensure ease of access and facilities for disabled persons at all times.

7 No development shall be commenced until a scheme for the disposal of drainage has been submitted to and approved in writing by the Local Planning Authority. Thereafter no part of the development shall be occupied or brought into use until the approved scheme has been fully implemented. The scheme shall be retained throughout the life of the development unless otherwise agreed in writing with the Local Planning Authority.

To prevent pollution of the water environment.

8 Any facilities for the storage of oils, fuels or chemicals shall be sited on impervious bases and surrounded by impervious bund walls. The volume of the bunded compound should be at least equivalent to the capacity of the tank plus 10%. If there is multiple tankage, the compound should be at least equivalent to the capacity of the largest tank, or the combined capacity of interconnected tanks, plus 10%. All filling points, vents, gauges and sight glasses must be located within the bund. The drainage system of the bund shall be sealed with no discharge to any watercourse, land or underground strata. Associated pipework should be located above ground and protected from accidental damage. All filling points and tank overflow pipe outlets should be detailed to discharge downwards into the bund.

To prevent pollution of the water environment.

9 Prior to being discharged into any watercourse, surface water sewer or soakaway system, all surface water drainage from parking areas and hardstandings shall be passed through an oil interceptor installed in accordance with a scheme previously submitted to and approved in writing by the Local Planning Authority. Roof water shall not pass through the interceptor.

To prevent pollution of the water environment.

97 10 There shall be no discharge of foul or contaminated drainage from the site into either groundwater or any surface waters, whether direct or via soakaways.

To prevent pollution of the water environment.

11 All oil and chemical drums (storage containers) should be stored in a compound with an impervious base with the floor graded in such a manner, that the contents of the largest drum are retained in the event of a spillage.

To prevent pollution of the water environment.

12 Any effluent from washing, degreasing, or dewaxing of vehicles should discharge to foul sewer only. Yorkshire Water should be consulted as to whether a formal trade effluent consent is required.

To prevent pollution of the water environment.

13 Prior to the commencement of any works on site, a settlement facility for the removal of suspended solids from surface water run-off during construction works shall be provided in accordance with details previously submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be retained throughout the construction period.

To prevent pollution of the water environment.

14 The site shall be developed with separate systems of drainage for foul and surface water on and off the site.

In the interests of satisfactory and sustainable drainage.

15 No development shall take place until details of the proposed means of disposal of foul and surface water drainage, including details of any balancing works and off-site works, have been submitted to and approved in writing by the Local Planning Authority.

To ensure that the development can be properly drained.

16 Unless otherwise approved in writing by the Local Planning Authority, there shall be no piped discharge of surface water from the development prior to the completion of the approved surface water drainage works and no building shall be occupied or brought into use prior to the completion of the approved foul drainage works.

To ensure that no foul or surface water discharges take place until proper provision has been made for their disposal.

17 Surface water from vehicle parking and hardstanding areas shall be passed through an interceptor of adequate capacity prior to discharge to the public sewer. Roof drainage should not be passed through and interceptor.

In the interests of satisfactory drainage.

18 The surface water discharge from the site is restricted to a maximum of 8 litres per second total and the detailed proposals for surface water disposal, including calculations to demonstrate the reduction, must be submitted to and approved in writing by the Local Planning Authority prior to the occupation of the building.

In order to mitigate against the risk of flooding.

19 The landscaping scheme shown on the plans shall be carried out 'within 1 month of the occupation of the development or within an alternative timescale to be first agreed in writing with the Local Planning Authority' but before such landscaping is carried out further details thereof shall have been submitted to and approved in writing by the Local Planning Authority. When the above-mentioned landscaping has been carried out, thereafter the landscaped areas shall be retained. The landscaped areas shall be cultivated and maintained for 5 years from the date of implementation and any failures within that 5 year period shall be replaced in accordance with the approved details unless otherwise authorised in writing.

In the interests of the amenities of the locality.

Attention is drawn to the following justifications:

IB9 - Conditions on Development in Industry and Business Areas

Attention is drawn to the following directives:

1. The applicant is advised that the vehicle restraint barriers and the location of these restraints should restrict vehicles from overhanging the landscaped area and the footway.

2. The applicant is advised that the landscaped scheme shall be carried out in accordance with details agreed within application 03/01233/OUT and the applicant should contact Helen Barber Urban Design & Environmental Planning Officer on 0114 273 4198 for further guidance.

Site Location

LOCATION AND PROPOSAL

The application site is located at the junction of Europa Link and Shepcote Way, and forms 1.3 Acres of a larger vacant development site of approximately 4 hectares, that gained outline consent for the erection of buildings for Class B1 (Business), B2 (General Industrial) and B8 (Storage or Distribution) with associated car parking in 2003.

The area surrounding the site is dominated by industrial, warehouse, and business uses. The site previously formed part of the Tinsley Park Opencast Coal site, but has been unused following reclamation.

The proposal seeks permission for the development of a commercial vehicle sales service and MOT facility. The site is to consist of two buildings, the larger of the

100 two will provide the MOT repair and sales facilities whilst the smaller of the buildings, set to the west of the site is to be used for the cleaning and valeting of vehicles. The parking within the site allows a mixture of staff and customer parking, whist a number of spaces have been set aside for the display of vehicles.

The site is set up to 3-metres above Europa Link and a stone gabion wall borders the north and east boundaries.

RELEVANT PLANNING HISTORY

Outline consent for the erection of buildings for Class B1 (Business), B2 (General Industrial) and B8 (Storage or Distribution) with associated car parking was achieved for a larger 4 hectare site in 2003, this proposal takes part of that larger site.

PLANNING ASSESSMENT

Policy Issues

The site is identified by the Unitary Development Plan for Sheffield as being within a Fringe Industry and Business Area. Within such areas, the proposed MOT testing use, Class B2, is labelled a preferred use in the terms of Policy IB6. The proposal also incorporates the display and sale of motor vehicles, which is defined as a ‘sui generis’ use and must be judged on its individual merits, most notably in respect of Policy IB9.

Policy IB9 (Conditions on Development in Industry and Business Areas) states that new development will be permitted provided it would meet several criteria, including, development would:

- Not lead to a concentration of uses which would prejudice the dominance of industry and business in the area or cause the loss of important industrial sites; and - Be well designed with buildings and storage of a scale and nature appropriate to the site.

Highway Issues

The proposal will generate relatively low volumes of traffic, particularly when measured against the uses approved within the outline consent, raising no highway objections.

Access Issues

Disables car parking spaces are provided on site, together with the building and facilities within it, including wc facilities, lift access, lowered counters etc.

Design Issues

101 The proposal is two-stories in height and is 6.5-metres at ridge height. The building is to be finished in predominantly cladding but will also encompass varying materials, most notably brickwork and aluminium framed glazing. Details of these materials are to be submitted for approval to ensure quality.

The building as a whole will be of an appearance associated with the VW brand and will not be of a scale, massing or appearance that would be out of place within this area, whilst providing features that create varying degrees of visual interest, such as differing levels of glazing and its L shaped design.

Landscaping Issues

The original outline consent was granted with a condition that requested a landscaping strip be provided to the north boundary fronting Europa Link and the eastern boundary fronting the access highway. The landscaping scheme was set at a 3.5-metre depth. This depth was agreed with the understanding that only B1/B2 and B8 uses where to be placed on the site. This proposal offers a conflict with this element of the outline consent as it caters for the display of vehicles, given this circumstance it was viewed as reasonable to allow a degree of flexibility in respect of this element of the outline consent.

After lengthy discussions with the applicant it has been agreed that a 3-metre landscaping strip will be in place along the entire Europa Link frontage, with a space for four vehicles allocated on the corner facing the roundabout. This section was selected to allow a suitable degree of prominence for the applicants, whist ensuring the integrity of landscaped planting. The upper section of the access road to the east above the existing substation is also to be built without this landscaping strip, however, this is not viewed as a prominent section of the site, allowing greater flexibility.

SUMMARY AND RECOMMENDATION

In summary, the proposal consists partly of development that represents a preferred use in land use policy terms, whist the ‘sui generis’ element of the proposal will be ancillary to the B2 use, and not be of a scale to lead to a concentration of uses which would prejudice the dominance of industry and business in the area.

The site at present is un-maintained and does not contain any significant landscape features presenting little positive contribution to the appearance of the area. This proposal will significantly improve the appearance of the site, presenting a building that would address the road frontages to the site and a suitable landscaping scheme, creating visual interest.

The proposal will therefore reflect the aims and relevant policies of the Sheffield Unitary Development Plan and is recommended for approval subject to the conditions outlined.

102

Case Number 06/00262/FUL

Application Type A Full Planning Application

Proposal Replacement dwellinghouse with triple garage and workshop & tennis court (wind turbine now deleted) (As amended drawings received 13th March 2006)

Location 159 Long Line, Sheffield, S11 7TX

Date Received 25/01/2006

Team SOUTH

Applicant/Agent AC Liani Ltd

Recommendation Grant Conditionally

Subject to:

1 The development shall be begun not later than the expiration of three years from the date of this decision.

In order to comply with the requirements of the Town and Country Planning Act.

2 Before the commencement of development the following samples shall be approved in writing by the Local Planning Authority:

i) proposed facing materials and ii) proposed roofing materials

Thereafter, the development shall be carried out using the approved materials

In the interests of the visual amenities of the locality.

3 Surface water and foul drainage shall drain to separate systems.

To ensure satisfactory drainage arrangements.

4 No development shall take place on site until details of the proposed means of foul and surface water drainage, including details of any balencing works and off site works, have been submitted to and approved by the Local Planning Authority.

To ensure that the development can be properly drained.

103 5 No piped discharge of surface water from the application site shall take place until surface water drainage works including off-site works have been completed in accordance with details to be submitted to and approved in writing by the Local Planning Authority.

To ensure satisfactory drainage arrangements.

6 The gradient of shared pedestrian/vehicular access shall not exceed 1:12 unless otherwise agreed in writing by the Local Planning Authority.

In the interests of traffic safety and the amenities of the locality.

7 Before any work on site is commenced, a landscape scheme for the site shall have been submitted to and approved by the Local Planning Authority. The scheme shall be carried out in accordance with the approved details within 1 month of the occupation of the development or within an alternative timescale to be first agreed in writing with the Local Planning Authority. When the above-mentioned landscaping has been carried out, thereafter the landscaped areas shall be retained. The landscaped areas shall be cultivated and maintained for 5 years from the date of implementation and any failures within that 5 year period shall be replaced in accordance with the approved details unless otherwise authorised in writing.

In the interests of the amenities of the locality.

Attention is drawn to the following justifications:

H14 - Conditions on Development in Housing Areas GE4 - Development and the Green Belt Environment GE5 - Housing Development

Attention is drawn to the following directives:

1. The development will require the issuing of a formal postal address(s) by the City Council. This will apply even if the development is an infill site. Contact Lynn Fox on Sheffield 2736127 for details. Failure to carry out this process at an early stage may result in statutory undertakers refusing to connect services.

104

Site Location

Location and Proposal (As Amended)

The proposal involves the demolition of an existing bungalow and former cattery buildings, at 159, Long Line and the erection of a replacement dormer bungalow, (11.8m wide x 12.6m long x 7.8m high to the ridge and 4.7m high to the eaves) and a triple garage, (6.8m wide x 14.2m deep x 4m high to the ridge and 2.8m high to the eaves), on the site, which is 26m wide x 88m deep.

The site comprises an existing bungalow fronting out Long Line which is a straight road of development mainly on one side, located in open country side and the Green Belt. Land to the rear of the existing bungalow houses the former cattery.

The initial proposals included a 15 metres high wind turbine. The amended proposals, deleted the wind turbine, reduced the height of the bungalow and

105 garages and located them further away from the boundary with 161, Long Line, to reduce overshadowing.

History

The application site was formerly a bungalow, with a cattery at the rear.

A separate application - 05/04633/OUT - is also under consideration, for the erection of a dormer bungalow on land within the curtilage of 159, Long Line, which formerly gave access to the cattery.

Representations To The Original Proposals

24 letters of objection were received from ; Councillor Anne Smith, The Dore Village Society and local residents, with regard to the original proposals, which included a wind turbine, on the grounds that ;

The height of the wind turbine, at 15 metres high, is excessive, out of character and intrusive in a Peak Park / Green Belt setting. It could cause noise disturbance and the rotating blades could represent a threat to local birds. A small scale, domestic wind-turbine would be quieter and more in keeping.

The proposed dormer bungalow and garaging, represents an over-development of the site, in terms of size, height and footprint, contrary to Policy GE5b, of the Sheffield Unitary Development Plan 1998, which requires that a replacement bungalow within the Green Belt, should not be significantly larger than the bungalow that it replaces.

The ridge height proposed should be no higher than that of the adjoining bungalows. The garage block is also too high and being to the South, would overshadow 161, Long Line adjoining the site. Also the render to the garages, could not be maintained, if the garages are set against the site boundary.

The field at the rear must not be included in the residential curtilage, but should remain in agricultural use.

Representations To The Amended Proposals

No objections were received with regard to the amended proposals.

The Peak Park Authority has no objections to the proposals now that the wind turbine has been deleted.

Planning Assessment

Policy

The proposal involves the demolition of an existing bungalow and cattery and the erection of a new bungalow and garaging, on a Green Belt site, located within a substantially developed road frontage.

106

Under Policy GE4, of The Sheffield Unitary Development Plan 1998, (Development and The Green Belt Environment), the scale and character of any development in the Green Belt must be in keeping with the area and conserve and enhance the natural environment.

Under Policy GE5b, (Housing Development Within The Green Belt), the erection of a replacement dormer bungalow, is acceptable, on the same site, provided that it is not significantly larger than the dormer bungalow that it replaces.

In practice, extensions within the Green Belt, up to 33% larger than the size of the original property, are regarded as not significantly larger.

The proposals comply with this and are therefore regarded as acceptable, under policies GE4 and GE5.

Design And Impact

The plot is large enough to accommodate a replacement dormer bungalow, garage, car parking and amenity space, without any difficulty.

The proposed bungalow will be constructed in natural stone and slate, with timber windows and the design and materials proposed, are considered to be high quality and in keeping with the Green Belt location.

The proposed dormer bungalow, will be roughly in line with the front and rear building lines, of the adjoining bungalows, with an offshot at the rear and this is considered to be satisfactory.

The bungalow footprint will be no more than 33% larger, than the existing bungalow footprint.

In considering Policy GE5(b) of the adopted Unitary Development Plan, there is a reference to the fact that existing properties should not be significantly increased in size. This Planning Authority has consistently taken the approach that the limit of a ‘significant’ size is 33% of the existing total. The proposal, as amended is within this threshold and, therefore, complies with the appropriate policy.

It is noted that the height of the proposal has been reduced during negotiations and this is now comparable with the neighbouring house at No.161 Long Line, having a similar impact.

The proposed rear garages are over five metres away from the bungalow and are less than 4 metres high. This constitutes permitted development, under the General Permitted Development Order, 1995, which does not form part of the 33% calculation.

The amended plans inset the bungalow and the garages further away from 161, Long Line, to avoid undue overshadowing and are now considered to be acceptable. There would be no loss of privacy associated with this application.

107 Highways

The proposals will provide satisfactory access, garaging, car parking and turning facilities and there are no highway objections to the proposals, subject to appropriate conditions.

Response To Representations

The plans have been amended to delete the wind turbine.

The field has been excluded from the curtilage of the bungalow. The field will remain in agricultural use.

The height of the proposed bungalow and garages has been reduced, so that the ridge is no higher than the adjoining bungalow at 161, Long Line.

The bungalow and garages have been located more centrally on the plot, to avoid undue overshadowing of 161, Long Line.

The increase in the size of the bungalow does not exceed the 33% permitted and is not therefore regarded as significantly larger than the existing bungalow which it replaces.

Summary

The proposals involve the demolition of an existing bungalow and cattery and it’s replacement with a new bungalow and triple garages.

The footprint of the proposed new bungalow exceeds that of the existing bungalow by less than 33% and this is considered to be acceptable under Green Belt Policies, GE4 And GE5.

The proposed garages are 6 metres away from the proposed bungalow and are permitted development, which does not form part of the 33% calculation. There are no highway objections to the proposals.

The proposals are to a high standard of design, in natural stone and slate, and are considered to be acceptable in this Green Belt location.

The application is therefore recommended for conditional approval.

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Case Number 06/00374/FUL

Application Type A Full Planning Application

Proposal Demolition of existing school and construction of new learning academy

Location Waltheof School And Centre, Beaumont Close, Sheffield, S2 1RY

Date Received 24/01/2006

Team CITY CENTRE AND EAST

Applicant/Agent AEDAS Architects Ltd

Recommendation Grant Conditionally

Subject to:

1 The development shall be begun not later than the expiration of three years from the date of this decision.

In order to comply with the requirements of the Town and Country Planning Act.

2 Details of all proposed external materials and finishes, including windows, shall be submitted to and approved in writing by the Local Planning Authority before the development is commenced. Thereafter, the development shall be carried out in accordance with the approved details.

In order to ensure an appropriate quality of development.

3 Notwithstanding the approved plans, further details of the windows at a scale of 1:10, to include sections at a scale of minimum 1:1 to show reveal depths, shall be submitted to and approved in writing by the Local Planning Authority and thereafter implemented in accordance with the approved details.

To ensure an appropriate quality of development.

4 Notwithstanding the approved plans, no trees, shrubs or hedges existing within the site of the development shall be destroyed or otherwise removed and no tree shall be lopped or topped, without the prior written approval of the Local Planning Authority through the submission of a numbered and coloured plan indicated all trees to be removed or lopped. Notwithstanding this condition, should any tree, hedge, part of a hedge or shrub be removed or destroyed or damaged to such a degree that in the opinion of the Local

109 Planning Authority its removal is necessary, then a replacement shall be planted of a species and size to be approved by the Local Planning Authority prior to planting. Any such replacement shall be cultivated and maintained for 5 years and any failure within that 5-year period shall be replaced with like species unless otherwise agreed in writing by the Local Planning Authority.

In the interests of the visual amenities of the locality.

5 Before any work on site is commenced, further details of measures to be taken to protect the existing trees and hedges within and/or adjoining the site of the development shall be submitted to and approved in writing by the Local Planning Authority. The measures shall be implemented prior to work commencing and undertaken in accordance with the approved details. The ground beneath the canopy of such trees and hedges shall not be disturbed or used for storing materials of any kind.

In the interests of the visual amenities of the locality.

6 Before any work on site is commenced, a landscape scheme for the whole site (to include the car park) shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be carried out in accordance with the approved details within 1 month of the occupation of the development or within an alternative timescale to be first agreed in writing with the Local Planning Authority and shall include a one-for-one replacement for any trees to be removed within the boundary of the site. When the above-mentioned landscaping has been carried out, thereafter the landscaped areas shall be retained. The landscaped areas shall be cultivated and maintained for 5 years from the date of implementation and any failures within that 5 year period shall be replaced in accordance with the approved details unless otherwise authorised in writing.

In the interests of the amenities of the locality.

7 Notwithstanding the approved plans, the following further details of the proposed floodlighting to the all weather pitch, as indicated on plan PA.AL (0) 01, shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development:

(i) The height and design of the floodlights, (ii) The level and angle of illumination together with the means of shading and lateral light overspill.

The floodlights shall then be installed in strict accordance with the approved details and thereafter retained.

To protect the amenity of adjacent residential occupiers.

110 8 Prior to the commencement of development, the further following details of the staff and visitors car park shall be submitted to and approved in writing by the Local Planning Authority:

(i) Details of surfacing, laying out and marking of the car park (Note: standard parking bay dimensions to be 5.0 metres x 2.5 metres) (ii) Details of boundary treatment to the car park; (iii) Details of the gradient of the pedestrian access route that runs along the eastern edge of the car park;

The development shall be implemented in accordance with the approved details and thereafter retained.

To ensure an appropriate quality of development.

9 Before development commences, details of a suitable means of site enclosure shall be submitted to and approved in writing by the Local Planning Authority and the Academy shall not commence use unless such means of site enclosure has been provided in accordance with the approved details and thereafter such means of site enclosure shall be retained.

In the interests of the amenities of the locality.

10 No externally mounted plant or equipment for heating, cooling or ventilation purposes, nor grilles, ducts, vents for similar internal equipment, shall be fitted to the building unless full details thereof have first been submitted to and approved by the Local Planning Authority, and once installed such plant or equipment should not be altered without prior written approval of the Local Planning Authority.

In the interests of the amenities of the locality and occupiers of adjoining property.

11 Notwithstanding the approved plans, further details of provision for cyclists shall be submitted to and approved in writing by the Local Planning Authority prior to work on site being commenced. Such details shall include the following: (i) cycle parking spaces for a minimum of 135 cycles (ii) weather protection and security measures to protect the cycle parking area (iii) means of cycle access to the cycle parking area (iv) staff changing facilities and secure cycle equipment lockers. The approved cycle facilities shall be provided before the building is brought into use and thereafter the cycle facilities shall be retained.

To ensure adequate provision for cyclists in accordance with Policy T7 of the adopted Unitary Development Plan.

12 The Academy shall not be used unless the car parking accommodation has been provided as shown on the plans and thereafter such car parking accommodation shall be retained.

111 In the interests of traffic safety and the amenities of the locality.

13 Prior to the commencement of development, a Framework Travel Plan, designed to reduce the need for and impact of motor vehicles, increase site accessibility and to facilitate and encourage alternative travel modes, shall be submitted to and approved in writing by the Local Planning Authority. The Framework Travel Plan shall include:

(i) Clear and unambiguous objectives, modal split targets and an indicative programme of implementation, monitoring, review and reporting and; (ii) Details of arrangements to inform future occupiers of the requirement to develop and implement detailed Travel Plans, in accordance with the approved Framework Travel Plan and the condition outlined below.

In the interests of delivering sustainable forms of transport, in accordance with the Transport Policies in the adopted Unitary Development Plan for Sheffield and PPG13.

14 Within six months of commencement of use of any part of the Academy, a detailed Travel Plan(s), designed to reduce the need for and impact of motor vehicles, increase site accessibility and to facilitate and encourage alternative travel modes, shall have been submitted to and approved in writing by the Local Planning Authority. Where there has been a previously approved Framework Travel Plan for the proposed development, the detailed Travel Plan(s) shall be developed in accordance with it. The Travel Plan(s) shall include:

(i) Clear and unambiguous objectives and modal split targets; (ii) An implementation programme, with arrangements to review and report back on progress being achieved to the Local Planning Authority for written approval of actions consequently proposed, at intervals of one, three and five years from occupation; (iii) Arrangements to carry out a user survey(s), the results of which shall be used to further define targets and inform actions proposed to achieve the approved objectives and modal split targets.

In the interests of delivering sustainable forms of transport, in accordance with the Transport Policies in the adopted Unitary Development Plan for Sheffield and PPG13.

15 Prior to the commencement of development on site, further details of mitigation measures to reduce noise levels emanating from the all weather pitch as set out in Section 7.0 of the Acoustic Appraisal undertaken by Acoustic and Engineering Consultants Limited (Dated 14th December 2005) shall be submitted to and approved in writing by the Local Planning

112 Authority. The measures shall be implemented prior to any use of the all weather pitch and thereafter remain.

To protect the amenity of adjoining residential occupiers.

16 Prior to the commencement of development on site, details of a parking management strategy which sets out mechanisms to restrict the use of parking for appropriate uses shall be submitted to and approved in writing by the Local Planning Authority. The Strategy shall, for example, demonstrate how parking for sixth form pupils will be managed as well as the allocation of spaces for staff. The Strategy shall be implemented in accordance with the approved details on the occupation of the new Academy and thereafter remain in operation, unless otherwise approved in writing by the Local Planning Authority.

To ensure appropriate management of parking facilities.

17 Before the new sports hall, outdoor sports facilities or main hall and teaching facilities are brought into use, details of a Community Use Agreement shall be submitted and approved in writing by the Local Planning Authority. The Community Use Agreement shall include the following details:

The Community Use Agreement shall be implemented in accordance with the approved details on the occupation of the new Academy and thereafter in operation, unless otherwise approved in writing by the Local Planning Authority.

To ensure appropriate community access to sport and recreation facilities at the Academy, in accordance with Policy CF5 of the Adopted Unitary Development Plan.

18 No development shall take place until details of earthworks have been submitted to and approved in writing by the local planning authority. These details shall include the proposed grading and mounding of land areas including the levels and contours to be formed, showing the relationship of proposed mounding to existing vegetation and surrounding landform. The development shall be carried out in accordance with the approved details.

To ensure an appropriate relationship to adjoining development.

19 Prior to the commencement of development, details of a strategy for the delivery of the sport curriculum and the provision for displaced community sport users during the construction period of the new Academy shall be

113 submitted to and approved in writing by the Local Planning Authority. The Strategy shall be implemented as approved for the entire course of the construction period or until such time as appropriate facilities are available within the Academy site.

To ensure the appropriate provision of sports and community facilities during the construction period in accordance with Policy CF2 of the Adopted Unitary Development Plan.

20 Surface water and foul drainage shall drain to separate systems.

To ensure satisfactory drainage arrangements.

21 No piped discharge of surface water from the application site shall take place until surface water drainage works including off-site works have been completed in accordance with details to be submitted to and approved in writing by the Local Planning Authority.

To ensure satisfactory drainage arrangements.

22 Prior to being discharged into any watercourse, surface water sewer or soakaway system all surface water drainage from the car parking area shall be passed through a petrol/oil interceptor designed and constructed in accordance with details to be approved in writing by the Local Planning Authority.

To prevent pollution of the Water Environment.

Attention is drawn to the following justifications:

H10 - Development in Housing Areas LR4 - Open Space LR5 - Development in Open Space Areas BE5 - Building Design and Siting BE6 - Landscape Design BE7 - Design of Buildings Used by the Public BE9 - Design for Vehicles GE15 - Trees and Woodland T21 - Car Parking

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Attention is drawn to the following directives:

1. The applicant is advised to note the requirements of Sport England, as set out in their letter dated 16th February 2006, which requires the following: Pitches, hard courts and sports halls shall be constructed to Sport England Design Standards/BB98.

2. The applicant is advised to have regard to the requirements of Yorkshire Water, as set out in their letter of 14th March 2006 to ensure that no building or other obstruction shall be located over or within 3.0 metres either side of the centre line of the water main or sewers that cross the site.

Site Location

115 LOCATION AND PROPOSAL

The application site extends to approximately 7.8 hectares and comprises the existing Waltheof Secondary School with associated playing fields and sports facilities. The Waltheof Centre, a publicly accessible leisure facility, is sited adjacent to the School but is not included within the application. The Secondary School is located within a predominantly residential area; it is adjoined to the east by houses on Beaumont Close and Beaumont Avenue and to the south by properties on Dawlands Drive and Dawlands Close. The eastern boundary adjoins Prince of Wales Road with the Sheffield Parkway running to the north of the site.

The existing school buildings are predominantly located to the north and east of the Waltheof Centre surrounded by the school playing fields and tennis courts and comprises a series of relatively low rise brick buildings and a number of temporary classrooms. The Waltheof Centre is a flat roofed almost square building constructed in grey concrete. The periphery of the site is edged by a number of trees and shrubs, particularly to Prince of Wales Road. The site slopes away northwards from the residential properties towards the school although it occupies a fairly elevated position within Sheffield with views across the City.

Vehicular access to the school is achieved via Beaumont Close with a separate access provided to the Waltheof Centre from Dawlands Drive. A number of pedestrian access points exist.

The school currently accommodates approximately 1050 pupils (11 years to 16 years) with approximately 100 staff.

Proposal

This is a full planning application for the demolition of the existing school (excluding the Waltheof Centre) and the construction of a new Academy to accommodate 1350 pupils, including the provision of new indoor and outdoor sports facilities.

The new Academy is broadly an ‘E’ shape with three building ‘wings’ projecting northward from a central corridor. It lies behind the Waltheof Centre in a northeasterly direction in an area that is currently predominantly playing fields. It will provide 11,750m2 of new accommodation in a three-storey building and is no higher than the Watheof Centre in terms of building scale.

With regard to the provision of accommodation, the wing closest to the existing Waltheof Leisure Centre provides improved indoor sports and changing facilities with direct access to the external play areas. The two remaining wings accommodate the general teaching areas, which are linked by a fully glazed bridge. ‘Break-out’ areas are incorporated along the circulation routes to provide additional student facilities for study/socialising.

The building has two main entrances. For staff and visitors, the main entrance is approached from Beaumont Road North and Dawlands Drive. This main entrance space is a fully glazed double-height area accessed from a public ‘piazza’ at ‘first

116 floor’ level. The pupil entrance is located at the lower ‘ground floor’ level to the south elevation of the building with a separate pedestrian route to Beaumont Road North, segregating pupils from the vehicular and public entrance. The ‘restaurant’ area is situated adjacent to the pupil entrance so that students can gather informally in this space prior to lessons. The Main Hall, which seats approximately 419, is also located close to the main entrance, to facilitate usage by third party groups as well as students.

A new 105-space car park will be provided on land between Dawlands Drive and Dawlands Close, with access from Dawlands Drive. The car park will be created as a series of landscaped terraces. A separate route is provided for service vehicles, utilising the existing access from Beaumont Close. In addition, there are two principal pedestrian routes to the Academy to the east of the car park from Beaumont Road North and from Dawlands Drive. An additional route is also proposed from Prince of Wales Road.

The Academy has been designed to take advantage of the natural topography of the site in relation to the adjacent residential properties. Accordingly, although a three-storey building is proposed, the ground floor of the Academy is located approximately 3.6 metres below the ground floor level of adjacent houses due to the natural contours of the area.

Externally, a hard play area will be constructed immediately around the school with courtyard spaces introduced between the projecting teaching wings. An all- weather sand filled synthetic grass pitch (to be floodlit) and macadam multi-use games area will be created to the northwest of the school buildings. The furthest northwest and northeast corners of the site will remain predominantly grassed and laid out as a cricket pitch and rugby pitch/athletics area respectively. The cricket pitch will require an artificial surface due to the topography of the site.

The proposed Academy is modern in design approach, which is intended to reinforce the philosophy of the Academy as a forward thinking and progressive environment. It will be constructed in a range of materials – predominantly facing brickwork but with areas of render, rain screen stone cladding and timber cladding to provide visual interest to principal elevations. Large areas of glazing are proposed to the main elements of the school, including the main entrance and principal circulation spaces. Aluminium roofing will be used for roof areas, located behind parapets and in an appropriate colour, to ensure minimal visual impact on adjacent residential dwellings.

It is the intention of the Academy is to become a community facility that is available outside the normal curriculum time to utilise both sports and teaching facilities. The application states that community access is likely to be between 1700 and 2200 with ancillary leisure activities focused between 0730 and 2200.

The application includes the submission of an Environmental Impact Appraisal, which concludes that the site falls within Schedule 2 of the Town and Country Planning (Environmental Impact Assessment) England and Wales) Regulations 1999. Schedule 2 determines that an environmental assessment is required only where significant environmental effects are likely to arise. The Appraisal concludes

117 that no significant environmental effects are likely to arise from this development and a full Environmental Impact Assessment is not required. A Transport Appraisal, Flood Risk Assessment and Acoustic Appraisal are also submitted with the application, the contents of which are discussed in the report below.

RELEVANT PLANNING HISTORY

There have been a number of planning applications at this site relating to temporary classrooms and the provision of a floodlit games area but none are considered directly relevant to the consideration of this proposal.

SUMMARY OF REPRESENTATIONS

The application was advertised by way of site notices and neighbour notification. There is no written objection to this application. However, one letter of concern has been received from a resident of Beaumont Avenue who is concerned about the extra traffic and the speed at which traffic travels along Beaumont Avenue.

SY Police Architectural Liaison: The school would benefit from being constructed to Secure by Design standards.

Sport England – No objection (subject to conditions) on the basis that the playing fields that will be lost as a result of the development will be replaced by playing facilities of equivalent or better quality.

PLANNING ASSESSMENT

Within the Adopted Sheffield Unitary Development Plan the application site has a dual designation. The majority of buildings (including the Waltheof Centre) and majority of the current school buildings lie within a designated Housing Area. The remainder of the site is designated as Open Space. Accordingly, there are five main issues to consider in the determination of this proposal:

- The principle of redeveloping the school (Policy H10) and of development (including hard surface playing fields) on land designated as open space (Policies LR4, and LR5 of the UDP); - Design quality, layout, landscape and accessibility (Policies BE5, BE6, BE7 and GE15); - Provision of sports facilities and community access; - Highway and access issues (Policies BE9 and T21); - Noise and Flood Risk.

The Council is also required to consider the responses received as a result of the consultation exercise.

Principle of development – Policy and Land Use

Part of the site (within which the majority of the existing school is sited) lies within a designated Housing Area, as defined in the Adopted Unitary Development Plan (UDP). Policy H10 of the UDP relates to development in Housing Areas and

118 determines that Housing (Use Class C3) is the preferred use in these areas. However, Community Facilities and Institutions (Use Class D1) such as non- residential schools are acceptable uses. Accordingly, the principle of the Academy redevelopment is considered acceptable and complies with the provisions of Policy H10.

The remaining part of the site within which the new Academy and playing facilities will be constructed is designated as Open Space. Policy LR4 of the UDP states that open space will be protected from built development where it is needed for outdoor recreation or where it makes a valuable contribution to the natural environment, quality of life or urban heritage. Policy LR5 sets out the parameters for determining acceptable development in Open Space Areas and effectively seeks to preclude development that would damage sensitive historic or nature conservation sites or would harm the character or appearance of areas of open space.

The majority of the existing school lies outside the area designated as Open Space. However, because the existing school must remain open until the new Academy is constructed, it is unavoidable that the Academy is built within the Open Space designation. The area of the current school will clearly be returned to playing facilities so that the built area of the site will not substantially alter and there will be no fundamental change to the area for outdoor sport recreation.

In terms of Policy LR4, it is not considered that the area of the existing playing fields, where the new Academy will be sited, makes a particularly valuable contribution to the natural environment. It is also considered that the development of this site will not impact upon urban heritage or quality of life. More specifically, the proposed development will not impact on the trees and hedges around the perimeter of the site, which make the most significant contribution to the natural environment. Although the application will result in the loss of some trees to the front of and adjacent to the existing school, the applicant has advised that trees will be replaced on a one-for-one basis, which will ensure that the new development further contributes to the natural environment. On this basis, the proposal is considered to be in accordance with Policy LR4 of the UDP.

In relation to Policy LR5, it is not considered that the proposal will cause damage to the historic environment or areas of nature conservation. Given that the Academy will replace the school, the balance between built development and open space will be largely unchanged and does not, therefore, constitute over-development. Moreover, the one-for-one replacement of trees and the proposed creation of nature conservation areas will ensure that the proposed Academy further enhances areas of nature conservation. It is therefore considered that the proposal is also in accordance with Policy LR5.

The principle of constructing the new Academy is acceptable, in accordance with local planning policy as set out in the UDP.

119 Design quality, Layout, Landscape and Accessibility.

Policy BE5 of the Adopted Unitary Development Plan relates to building design and siting and principally states that good design and the use of good quality materials will be expected in all new developments. It also advises that new buildings should complement the scale, form and architectural style of surrounding buildings and be of a human scale.

The Academy has effectively been designed to address the functional needs of the building as a school. Its siting is a determinant of the need to retain the existing school whilst constructing the new Academy. Whilst it is sited closer to properties on Dawlands Close and to the boundary with Prince of Wales Road, the change of levels across the site will ensure that it is not over-bearing to either the school or the boundary, which is heavily landscaped with trees and will remain so.

The modern design approach is considered appropriate in the context of the Academy’s purpose and provides an improvement upon the quality of the existing school building. The proposed mix of materials provides a building that is visually interesting and of an acceptable quality. In this regard, a condition of this approval will require further details of materials, including samples, to ensure an appropriate quality is maintained.

In terms of the relationship to existing dwellings, there is a significant change in levels across the site. For example, the mid-road point on Beaumont Avenue lies at a level of approximately 107.0m AOD. At the boundary of the school adjacent to Beaumont Avenue, the level drops to 104.0m AOD, falling a further metre to the running track area. In general, the Academy site slopes away from the surrounding housing areas such that the school buildings lie at a lower level. Consequently, the proposed Academy buildings are similar or lower in scale to the existing Leisure Centre and will not, as such, impact upon the residential amenity of existing residential occupiers in accordance with Policy BE5.

Landscape

Policy BE6 of the Adopted UDP states that good quality landscape design will be expected in new developments and applications should include a suitable landscape scheme. Policy GE15 (b) advises that trees and woodland will be encouraged by requiring developers to retain mature trees wherever possible and replace trees where lost.

The existing school clearly provides extensive areas of playing fields and open space and there is significant tree planting around the boundary of the site, particularly to Prince of Wales Road as well as some tree planting to the front of the site. The application includes an arboricultural survey, which acknowledge the amenity value of the trees and concludes that of the 81 trees or groups that were surveyed, eight should be removed and pruning work is required to a further 51 trees or groups. It has been agreed with the Council that a number of trees identified for removal in the area of the new car park be removed to avoid the bird nesting season, and this work has been completed.

120 The Council’s Aboricultural Officer has advised broad approval of the proposed tree removal subject to the submission of a detailed plan and a programme of tree replacement on a one-for-one basis, which are condition of this approval.

Within the area of the Academy, it is proposed that areas adjacent to the existing housing and the new entrances will be landscaped with bio-diversity and habitat potential to include a variety of native species planting mixes and areas of managed regeneration. A detailed landscaped strategy is a condition of this approval and will be required prior to the commencement of development.

Overall, it is considered that the Academy will maintain the majority of trees whilst planting replacement trees for those that are lost. As such, it is considered that the application is acceptable and in accordance with Policies BE6 and GE15.

It should also be noted that in order to provide appropriate playing facilities, the site will be subject to site level changes and an amount of cut and fill in order to ensure, for example, that the development will deliver a level running pitch and cricket pitch. A condition is proposed requesting further details of the extent of cut and fill in order to determine any potential impact on the adjacent residential properties.

Accessibility

Policy BE7 of the UDP advises that building that are to be used by the public should allow people with disabilities safe and easy access to the building and to appropriate parking spaces, as well as the provision of other facilities for people with disabilities or with young children. The Council’s Access Officer initially raised a number of concerns with regard to this proposal including the general access into the building for people with disabilities, the gradient of ramps to gain access to the building, the lack of accessible changing/shower rooms. The applicant has sought to address these concerns and has advised that consideration has been given to the needs of people with disabilities; disabled persons will use the main public entrance at first floor level and access the rest of the building via a lift that is compliant with Part M of Building Regulations and DDA requirements. The ramps across the site will be set at 1:20 and no guarding and tactile paving will be provided in accordance with all relevant legislation. The applicant has also confirmed that a disabled persons shower and changing facility is provided and there is direct access from the changing rooms to the outdoor playing facilities. It is therefore considered that the school is accessible to people with disabilities and accords with the provisions of BE7.

Provision of Sports Facilities and Community access;

The application has been considered by Sport England in light of its playing field policy as the site comes under the definition of a playing field. It is the case that the development will result in the temporary loss of existing sports facilities as part of the demolition and construction process but they will be replaced and enhanced as part of the new Academy. Indeed, the Academy will incorporate the following sports facilities: two grass football pitches with a 300 metre running track, rugby pitch, artificial surfaced cricket square, a fenced floodlit multi-use games area

121 suitable for five tennis courts/four netball courts and two five-a-side pitches and all weather pitch.

Sport England has concluded that there would be a substantial improvement in the quality of sports provision, which outweighs the initial loss of part of the playing fields and, as such, raise no objection. In terms of phasing, the existing grassed field and two five-a-side pitches associated with the existing Leisure Centre will be lost during the initial construction phase. Later phases will require the temporary loss of existing hard play areas adjacent to the school whilst the new running track/football pitches and all weather areas are constructed and allowed to establish. The applicant has advised that the school has allocated a sum of monies to make use of alternative sports facilities in the locality, with suitable transport provision.

It is considered that the replacement sports facilities more than adequately compensate for the temporary loss of the existing facilities and in fact, are likely to enhance the sporting provision for the Academy. With regard to community access, the application states that United Learning Trust (the applicant) always seek to develop strong links with the community and generate full use of the Academy facilities by both students and the community in general should extra curriculum courses, sporting facilities and general community events such as meetings or drama. The application advises that community access is likely to be available between 1700 and 2200 with ancillary leisure facilities available between 0730 and 2200. A condition is proposed to clarify and confirm the arrangements for community access.

Highways and Access Issues

The applicant has submitted a Transport Appraisal in support of the planning application. The appraisal notes that the existing school accommodates 1050 students (11-16 years) and approximately 100 staff with an existing car park providing 165 spaces. The proposed Academy will accommodate up to 1350 students (11-18 years) and approximately 100 staff, which represents a 26% increase in educational site population. The Transport Appraisal observes that 75% of pupils live within 2km of the school and 90% live within 5km. 2km is considered to be within walking distance whilst 5km is considered to be a comfortable travel distance by bicycle. The site is also well served by public transport. As such, the school is highly accessible by means other than the private car.

In terms of traffic generation, the Traffic Impact Assessment estimates a small increase in development generated traffic during peak periods but it is not anticipated that there will be any significant or material traffic impacts. The application includes a new car park providing a total of 105 spaces. This represents a 60 space decrease in parking levels to a parking provision that meets the Council’s parking standards and is also supported by a the Academy Travel Plan. The TIA advises that a parking management strategy will be operated on the site to restrict the use of parking for appropriate uses; for example, parking availability for sixth form pupils will be minimised and details of this strategy will be a condition of the approval.

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Given the accessibility of the site to public transport, and the proximity of the majority of pupils to the school, it is concluded that the combination of a detailed Travel Plan, a reduced parking level and a parking management strategy will ensure that the Academy will not impact on highway safety or traffic flow on adjoining roads. In this respect, the application is considered acceptable.

The Council’s Highways Development Control Officer has requested further details with regard to parking provision and cycle provision and Members will be updated on this aspect of the application at Planning Board. Any further conditions required in this respect will also be reported directly to the Board.

Noise and Flood risk assessments.

The application includes both a Flood Risk Assessment (FRA) and a Noise Assessment (NA). The FRA concludes that the site is outside the floodplain area and the risk of flooding is therefore considered to be low. With regard to noise, the Academy has been designed to British Standards where appropriate and Building Control regulations in terms of sound insulation, level of break in noise and internal acoustic conditions. The Noise Assessment determines that windows to all performance spaces will need to be kept shut unless screening is provided. The music rooms are, however, shielded from the houses in terms of their situation and it is not, therefore, considered to raise an issue. The NA does raise some concerns with regard to noise from the All Weather Pitch, which it is suggested, could be available for both school and community use between the hours of 0700 and 2300. The distance from the school to the nearest residential property is approximately 80 metres but the Noise Assessment advises that some mitigation measures may be required to reduce noise levels originating from this pitch. It proposes the installation of bunding or an acoustic fence to mitigate any potential nuisance. Details of such mitigation measures are a condition of this approval and on this basis, the noise assessment does not raise any significant concerns.

RESPONSE TO REPRESENTATIONS

In response to the concern from a local resident in respect of the need for traffic calming, the Council’s Traffic Management Unit does not have a policy on school safety zones and the reduction to a 20mph speed limit. It is considered that the emphasis of this application is, in any event, to reduce travel to the school by private vehicle and encourage pupils to walk and cycle.

SUMMARY AND RECOMMENDATION

This application will enable the development of the new Waltheof Academy, which is intended to provide improved education facilities for the existing Waltheof School. The design, scale and massing of the development is compatible with the character of the area and addresses the topography of the site and will result in a modern teaching complex with high-quality facilities. Whilst it will result in the loss of part of the school currently designated for open space, there will be no overall loss of open space as the area occupied by the existing school buildings will form new playing fields and sports facilities. The application is considered to comply

123 with relevant policies in the Adopted Unitary Development and is therefore recommended for approval subject to the conditions set out below.

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Case Number 06/00381/CHU

Application Type Planning Application for Change of Use

Proposal Use of industrial unit as a children's play centre

Location Unit 6 And 7, Coleford Business Park, 299 Coleford Road, Darnall, Sheffield, S9 5NF

Date Received 01/02/2006

Team CITY CENTRE AND EAST

Applicant/Agent Mrs K Smith

Recommendation Grant Conditionally

Subject to:

1 The development shall be begun not later than the expiration of three years from the date of this decision.

In order to comply with the requirements of the Town and Country Planning Act.

2 The premises shall not be used unless a pedestrian access has been provided from Coleford Road as shown on the approved plans.

In the interests of pedestrian safety.

3 Notwithstanding the terms of the Town and Country Planning (Use Classes) Order 1987, or any statutory instrument revoking and re-enacting that Order, the premises shall be used solely for the use hereby permitted and shall not be used for any other purpose within Class D2.

In the interests of the amenities of the locality and occupiers of adjoining property.

4 Prior to the use commencing full details of a system of fume extraction shall be submitted to and approved in writing by the Local Planning Authority.

In the interests of the amenities of the locality and occupiers of adjoining property.

5 The premises shall not be used unless a screen acoustic fence has been erected in accordance with details to be submitted and approved in writing by the Local Planning Authority and thereafter such screen acoustic fence shall be retained.

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In the interests of the amenities of the locality and occupiers of adjoining property.

6 No live music or amplified sounds shall be played within the building unless a scheme of sound attenuation works has been installed and thereafter retained. Such scheme of works shall be based on the findings of an approved noise survey of the application site, including an approved method statement for the noise survey, be capable of restricting noise breakout from the building to the street to levels not exceeding:

a. the background noise levels by more than 3 dB(A) when measured as a 15 minute Laeq, b. any octave band centre frequency by more than 3 Db when measured as a 15 minute linear Leq.

Before such scheme of works is installed full details thereof shall first have been submitted to and approved in writing by the Local Planning Authority.

In the interests of the amenities of the locality and occupiers of adjoining property.

Attention is drawn to the following justifications:

IB5 - Development in General Industry Areas IB9 - Conditions on Development in Industry and Business Areas CF1 - Provision of Community Facilities

126 Site Location

LOCATION AND PROPOSAL

The site of the application is a new industrial building of 2500 sq.m, erected following the grant of permission by 04/02811/FUL, the uses being Use Class B2 with ancillary B1.

Permission was given originally to divide the building into seven units although permission would not be required to combine any of them into larger ones. The building is currently empty, however planning permission has recently been granted for use of the units for warehousing (Class B8).

The building is long and narrow and set into the hillside facing out on to Greenland Road with McDonalds in between. Directly west of the site is a heavy plant depot and beyond this lies No. 20 Barleywood Road, a single-storey dwellinghouse. East

127 of the site is a motorcycle training centre and Tinsley Park cemetery is located to the north.

It is proposed to use units 6 and 7 of the industrial unit as a children’s play centre.

RELEVANT PLANNING HISTORY

Planning permission was granted in 2004 for erection of 7 No, units for industrial/office use. Application number 04/02811/FUL.

Panning permission was granted in 2005 for use of buildings for warehousing (Class B8). Application number 05/04493/CHU.

An application for planning permission for use of units 6 and 7 for a children’s play centre was withdrawn in 2006. Application number 05/04363/CHU.

SUMMARY OF REPRESENTATIONS

There has been one representation from the Area Coordinator offering support for the proposal and the creation of employment opportunities for local people.

PLANNING ASSESSMENT

Policy Issues

The site falls within a General Industry Area, as defined by the UDP. Policy IB5 ‘Development in General Industry Areas’ is therefore relevant. It states that within General Industry Areas, general industry (B2) and warehousing are the preferred uses. Leisure and recreation facilities (D2) are identified as an acceptable use if they serve the local community.

This policy requires that any new development or change of use should not lead to a concentration of uses that would prejudice the dominance of industry and business. The Coleford Road Industrial Estate is predominantly industry within use class B2 with a few other recent uses such as McDonalds, B & Q and a motorcycle training centre. It is not considered that diversification into an acceptable use would prejudice the policy role of the area.

Policy IB9 ‘Conditions on Development in Industry and Business Areas states that new change of use will be permitted provided that it would not lead to a concentration of uses which would prejudice the dominance of industry and business in the area or cause the loss of important industrial sites; and not cause residents or visitors in any hotel, hostel, residential institution or housing to suffer from unacceptable living conditions; and be well designed with buildings and storage of a scale and nature appropriate to the site; and be adequately served by transport facilities and provide safe access to the highway network and appropriate off-street parking.

Policy CF1 ‘Provision of Community Facilities’ states that the provision of community facilities will be promoted particularly where they would be for

128 disadvantaged people or located where there is a shortage, would be easily accessible by public transport and located within the community they are intended to serve.

The proposed play centre encourages inclusion with disabled persons being able to use the facility with appropriate adult supervision. The site is highly accessible by public transport and with bus stops close to Coleford Road, and tram stops located approximately 800ms away. There are nearby housing estates which can be reached by foot and the facility will therefore be available to the local community. The proposed use will also create local employment opportunities which is considered favourably.

Highway Issues

The access arrangements were approved by the previous application, however this did not include a separate pedestrian route into the car park from Coleford Road. Plans have now been submitted for a separate route giving safe access for visitors to the site.

Use of part of the site for a children’s play centre will generate a significant demand for car parking, in excess of that required for the previously permitted B2/B8 uses. However as peak demand will be at the weekends when the remaining industrial units are more lightly used, it is not considered that there would be any significant operational problems. Covered cycle/motorcycle parking facilities will also be provided and the site is highly accessible by foot and public transport.

Access Issues

The building is constructed to an accessible standard. Disabled standard car parking spaces already exist within the site.

Design Issues

The applicant does not propose any change to the external appearance to the building apart from the installation of an extraction system, details of which can be tied by condition.

Amenity Issues

The Council’s Environmental Protection Service has expressed concern in relation to potential external noise disturbance due to large numbers of people arriving and leaving the site. However on balance it is not considered that the use of the building would cause more noise disturbance than would its use for industrial purposes, and given the intervening uses adjacent the site which include a motor cycling training centre and heavy plant depot, a refusal on external noise disturbance alone could not be justified. Nevertheless the distance between the application site and the residential property to the west is approximately 35metres and it is therefore considered necessary that an acoustic fence is erected to this boundary to limit noise disturbance. Noise breakout from within the building will be controlled by appropriate conditions.

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Proposed opening hours for the play centre are 9.30 to 19.30 every day of the week. There are currently no restrictions on the opening hours of the adjacent industrial units or motorcycle training centre and therefore it is not considered necessary to restrict hours of use for this proposal.

SUMMARY AND RECOMMENDATION

Overall, the proposal is considered to be acceptable and it is recommended that the proposed change of use be approved, subject to appropriate conditions.

130

Case Number 06/00558/CHU

Application Type Planning Application for Change of Use

Proposal Use of building for the sale of takeaway hot food (Use Class A5)

Location K Thornton Ltd, New Street, Holbrook Industrial Estate, Holbrook, Sheffield, S20 3GH

Date Received 13/02/2006

Team CITY CENTRE AND EAST

Applicant/Agent Mrs S Whitaker

Recommendation Grant Conditionally

Subject to:

1 The development shall be begun not later than the expiration of three years from the date of this decision.

In order to comply with the requirements of the Town and Country Planning Act.

2 The building shall be used for the above-mentioned purpose only between 0700 hours and 1900 hours on any day.

In the interests of the amenities of the locality and occupiers of adjoining property.

3 Notwithstanding planning approval reference number 99/0644P, use of the mobile sandwich van shall cease before the proposed hot food take away use within the building commences.

In the interests of the amenities of the locality.

Attention is drawn to the following justifications:

IB5 - Development in General Industry Areas IB9 - Conditions on Development in Industry and Business Areas

131 This informative is intended as a summary of the reasons for grant of planning permission. For further detail on the decision please see the application report by contacting the Planning Records section on 2734215 or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your- city-council/council-meetings/planning-boards

Site Location

LOCATION AND PROPOSAL

The site consists of a small single storey building formerly used for storage and distribution. The entrance faces the highway with windows at ground floor on the front and southern elevations. At present a small catering van is situated to the

132 northern side of the building. It is located within the Holbrook Industrial estate in a diverse group of buildings and uses of various sizes.

It is proposed to use part of the building for the sale of takeaway food (Use Class A5), mainly hot sandwiches. There are no changes proposed to the external elevation apart from an extractor fan. No food is to be consumed on the premises and hours of operation are proposed to be 08.00 hours to 15.00 hours. This will replace the van currently operated by the applicant

RELEVANT PLANNING HISTORY

Planning approval was granted for the use of land for the parking of a mobile sandwich van by the Area Board of 24 September 1999 (reference number 99/0644P).

SUMMARY OF REPRESENTATIONS

None received

PLANNING ASSESSMENT

Policy Issues

The site falls within a General Industry Policy Area, Policy IB5. In such areas food and drink outlets are acceptable if they meet the needs of workers and businesses. Policy IB9 is also relevant relating to conditions on development in Industry and Business Areas. This Policy requires that any new development or change of use should not lead to a concentration of uses that would prejudice the dominance of industry and business.

The building is small in relation to the number of commercial uses in the area and the scale of operation is such that the change of use would not adversely affect the dominance of preferred uses

Highway Issues

There are no parking restrictions in the vicinity of the application site plus some potential for parking off the main traffic flow in a turning area adjacent to the north of the site. It is thus considered that the proposal will not create a traffic hazard.

Design Issues

As stated above the applicant does not propose any change to the external appearance to the building apart from the installing of an extractor fan. Bringing the use into a permanent building also allows the use of a van for food sales to cease.

133 Amenity Issues

The location of the proposal within an industrial area is thus not considered to adversely affect the amenities of residential occupiers which are some distance away the closest houses being 100 metres away. As the types of takeaway foods are mainly sandwiches the impact of any odours are is considered minor.

SUMMARY AND RECOMMENDATION

The proposed change of use is acceptable in principle in a General Industry Policy Area and it provides a service for local businesses. The scale of the operation is such that it will not prejudice the dominance of industrial and commercial uses or create unacceptable living conditions for occupiers of houses in the vicinity. It therefore concurs with Policies IB5 and IB9 of the Unitary Development Plan. Although the applicant has advised of opening hours it would appear reasonable to condition longer hours, 07.00 hours to 19.00 hours, to allow some flexibility of operation whilst controlling any possible evening use.

It is therefore recommended that the Area Board approve the application subject to conditions.

134

Case Number 06/00605/FUL

Application Type A Full Planning Application

Proposal Alterations to shop for use as restaurant (Use Class A3) and erection of new shop front

Location 26 Cumberland Street, Sheffield, S1 4PT

Date Received 14/02/2006

Team CITY CENTRE AND EAST

Applicant/Agent A C Liani Limited

Recommendation Grant Conditionally

Subject to:

1 The development shall be begun not later than the expiration of three years from the date of this decision.

In order to comply with the requirements of the Town and Country Planning Act.

2 Any future fume extraction system shall be submitted with full details, including the termination point, to the Local Planning Authority and agreed in writing.

In the interests of the amenities of the locality.

3 The shop front shall match the existing adjoining restaurant shopfront, unless otherwise authorised in writing by the Local Planning Authority.

In the interests of the visual amenities of the locality.

Attention is drawn to the following justifications:

S3 - Development in the Central Shopping Core S10 - Conditions on Development in Shopping Areas

This informative is intended as a summary of the reasons for grant of planning permission. For further detail on the decision please see the

135 application report by contacting the Planning Records section on 2734215 or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your- city-council/council-meetings/planning-boards

Site Location

LOCATION AND PROPOSAL

The application relates to two premises, one currently used as a photo processing shop the other as a restaurant. Both premises are set on Cumberland Street, 70- metres south of The Moor shopping precinct.

136 Both buildings, as with adjoining properties within this block, are two stories in height with shop windows. Both properties provide storage space to the upper floors. This block of units offer little in terms of design.

It is proposed to extend the current restaurant into the photo shop and erect a new shop front. The current restaurant offers forty covers whilst the additional space is going to add a further fifty covers.

RELEVANT PLANNING HISTORY

It is not clear when the uses of both properties began however they are both established.

PLANNING ASSESSMENT

Policy Issues

The application site sits within the central shopping area and must comply with the following policies within the Sheffield Unitary Development Plan:

Policy S3: Development in the Central Shopping Area, which states that Food and Drink Outlets are a preferred use within this area.

Policy S10: Conditions on Development in Shopping Areas, which sets out certain parameters which development or change of use within these areas must sit in compliance with, these include, development or change of use would:

- Not lead to a concentration of uses which would prejudice the dominance of preferred uses in the Area or its principal role as a Shopping Centre; and - Not cause residents or visitors in any hotel, hostel, residential institution or housing to suffer from unacceptable living conditions, including air pollution, noise, other nuisance or risk to health or safety; and - Be served adequately by transport facilities and provide safe access to the highway network and appropriate off-street parking and not endanger pedestrians.

Dominance of Use

Given the location of the proposal within the central shopping area the loss of the A1 retail usage to this proposal raises no issues in respect of the overriding dominance of retail usage in this location.

Highway Issues

The location of the proposal within the central shopping area allows for the site to be accessed by a diverse means of transport indeed there are several bus stops within the immediate vicinity. The nature of the use will not create a significant increase in vehicle trips in respect of the use that is being replaced.

137 Design Issues

The new shop front will mirror that of the existing restaurant in respect of design, colour and detail and although not particularly inspiring, the new design will present acceptable coherency and not raise any issues within this location.

Effect on residential amenities

The proposal is not in a location that would result in the loss residential amenity as it is surrounded with commercial and office usage.

Environmental Issues

The existing restaurant has extraction to the rear of the premises fronting a car park any new extraction will be subject to a condition and is likely to be in a similar location. Given the nature of surrounding uses there is no reasons to suggest any new extraction from these premises would give rise to concern.

Access

The current restaurant allows for level access this is to be retained ensuring access for all.

SUMMARY AND RECOMMENDATION

The proposed change of use from a photo shop to allow an extension to the adjoining restaurant raises no concerns in respect of dominance in this location, whilst the city centre siting ensures no highway issues arise.

Given the surrounding uses, none of which are residential, this proposal causes no concern in respect of noise, whist suitable extraction can be accommodated to the rear should it be required.

This application is therefore recommended for approval.

138

Case Number 06/00612/FUL

Application Type A Full Planning Application

Proposal Alterations to 2 units (Class A1 & Class A3) to form 1 unit (Class A3)

Location Units 1 & 2, 509-523 Ecclesall Road, Sheffield, S11 8PR

Date Received 14/02/2006

Team SOUTH

Applicant/Agent Chris Gothard Associates

Recommendation Grant Conditionally

Subject to:

1 The development shall be begun not later than the expiration of three years from the date of this decision.

In order to comply with the requirements of the Town and Country Planning Act.

2 Before the development is commenced, full details of the proposed shop front and treatment to the forecourt shall have been submitted to and approved in writing by the Local Planning Authority.

In the interests of the amenities of the locality.

3 Deliveries/collections to the A3 or A1 units, shall only take place from Ecclesall Road and they should be restricted to between:

0800 and 1900 hours on Mondays - Fridays. 0800 and 1400 hours on Saturdays.

with no deliveries or collections on Sundays or Public Holidays.

In the interests of the amenities of the locality and occupiers of adjoining property.

4 No movement, sorting or removal of waste bottles, or other materials, or other articles, or movement of skips or bins shall be carried out outside the building within the site of development between 1900 hours and 0900 hours Mondays to Sundays including Bank Holidays, unless otherwise authorised in writing by the Local Planning Authority.

139

In the interests of the amenities of the locality and occupiers of adjoining property.

5 The proposed food and drink outlet (use class A3) shall only be used for the above-mentioned purpose between the hours of 0900 hours and 2330 hours Mondays to Saturdays and between 0900 hours to 2300 hours on Sundays and Public Holidays unless otherwise authorised in writing by the Local Planning Authority.

In the interests of the amenities of the locality and occupiers of adjoining property.

6 Before the development is commenced the following details shall be submitted and approved by the Local Planning Authority and the enlarged Class A3 unit shall not be brought into use unless otherwise authorised in writing by the Local Planning Authority.

i) Full details of the extraction systems serving the unit should be submitted to the Local Planning Authority for written approval. Details should include odour and noise control methods.

ii) Details of floors separating the ground floor and first floor. Noise control elements should be designed to achieve: NR25 : 2300 - 0700 hours NR30 : 0700 - 2300 hours

As measured as 15 minute Leq in receiving rooms, assuming internal levels at the A3 of 95 - 100 dB (A), without correction for reverberation time. Post installation validation test results should be submitted for written approval by the LPA prior to the commencement of use of the development.

iii) Acoustic details of glazing and facades to the unit.

In the interests of the amenities of the locality and occupiers of adjoining property.

7 A noise limiting device shall be wired into the electrical supply of any sound systems to be used in the enlarged unit. The setting of the limiting device should be fixed at a level agreed by testing with the Local Planning Authority prior to the commencement of use of development. All amplified music in the enlarged unit should be played through this device.

In the interests of the amenities of the locality and occupiers of adjoining property.

8 Before work on site is commenced, full details of suitable access and facilities for people with disabilities, both to and within the enlarged Class A3 unit and also within the curtilage of the site, shall have been submitted to and approved in writing by the Local Planning Authority and the enlarged

140 Class A3 unit shall not be used unless such access and facilities have been provided in accordance with the approved plans Thereafter such access and facilities shall be retained. (Reference should also be made to the Code of Practice BS8300).

To ensure ease of access and facilities for disabled persons at all times.

9 No subsequent amalgamation of the Class A3 unit with any adjoining unit shall take place without the prior written consent of the Local Planning Authority.

To maintain diversity within the Ecclesall Road District Shopping Centre.

10 The basement of the building shall not be used for the seating or serving of customers without the prior written consent of the Local Planning Authortiy.

To define the permission.

Attention is drawn to the following justifications:

S7 - Development in District and Local Shopping Centres S10 - Conditions on Development in Shopping Areas

Attention is drawn to the following directives:

1. The developer's attention is drawn to:

(i)Sections 4 and 7 of the Chronically Sick and Disabled Persons Act 1970, as amended; and

(ii)the code of Practice for Access of the Disabled to Buildings (British Standards Institution code of practice BS 8300) or any prescribed document replacing that code.

Section 4 sets requirements for access to, and facilities at, premises. Section 7 requires a notice or sign to be displayed, indicating that provision is made for the disabled.

141 If you require any further information please contact Mr B Messider on Sheffield 2734197.

2. As the proposed development abuts the public highway you are advised to contact the Highways Co-ordination Group on Sheffield 2736677, prior to commencing works. The Co-ordinator will be able to advise you of any pre- commencement condition surveys, permits, permissions or licences you may require in order to carry out your works.

Site Location

LOCATION AND PROPOSAL

The site is part of a new development on the site of the former Non-Political private members club in Ecclesall Road. The approved development is nearing completion and comprises 2 double-fronted restaurant/café (Class A3) units and a

142 single-fronted retail (Class A1) unit with 10 flats above. The retail unit is located between the two Class A3 units.

The site is within a parade of units between Bruce Road and Hickmott Road. The parade comprises a mix of Class A1, A2 and A3 uses

The application is for the amalgamation of one of the approved Class A3 units and the Class A1 unit at ground and basement levels to form a single larger Class A3 unit. The gross floor area will be 427m2, 275m2 of which is at ground floor level.

RELEVANT PLANNING HISTORY

Planning permission for the development of the site as 2 Class A3 units and a Class A1 unit with 10 flats over was granted in May 2005 (ref.04/02042/FUL).

Applications for the shop front and signage to Unit 3 are currently being considered (refs.05/04741/FUL and 05/04740/ADV).

Within the parade of shops between Bruce Road and Hickmott Road, planning permission has recently been implemented for the extension of Nonna’s café/restaurant into the adjoining retail unit at No. 535 Ecclesall Road (ref.04/03016/FUL). Planning permission for a café/take-away (Class A3/A5) at No. 505 has recently expired (ref.99/01760/FUL). No. 505 remains in retail use.

REPRESENTATIONS

None received.

PLANNING ASSESSMENT

The site lies within a District Shopping Centre (DSC) as designated in the Unitary Development Plan (UDP). UDP Policies S7 and S10 are most relevant in assessing the merits of the application proposals.

Retail uses (Class A1) are preferred in accordance with UDP Policy S7. Restaurants and cafes (Class A3) are acceptable uses subject to criteria identified in Policy S10. Policy S10(a) permits change of use provided that the proposed development would not lead to a concentration of uses that would prejudice the dominance of the preferred retail use.

Concerns about the dominance of food and drink uses within the Ecclesall Road District Shopping Centre, particularly at the lower end, have led to a tendency to resist new applications for such uses. However, two relatively recent refusals of Class A3 uses have been allowed on appeal (Nos. 297-299 - ref.02/01555/CHU) and Nos. 294-296 – ref.05/00170/CHU – neither yet implemented). Planning permissions have recently been granted for mixed A1/A3 uses at No619 (ref.05/02431/CHU) and Nos. 395-397 (ref.05/04293/CHU – not yet implemented) and a hot food take-away (Class A5) at No. 287 (ref.05/00806/CHU).

143 The UDP is currently under review and will be replaced by a Local Development Framework (LDF). A revised policy relevant to District Shopping Centres is likely to seek to maintain over half the frontage of units within 50 metres from an application site in use as retail shops. The LDF is also likely to identify the ‘core’ of the District Centre with the aim of keeping two-thirds of the frontage within the core in retail uses. The application site lies outside the proposed core of the Centre.

The proposed development would not comply with the emerging policy as more than half the frontage in the parades of shops to the west of the application site would not be in retail uses. The three single units to the east of the site are in retail use over a distance of approximately 25m. There is a break in the shopping frontage between Bruce Road and Rosedale Gardens in the form of the vacant former petrol filling station site. However, as the LDF has not been adopted, assessment of the proposals is restricted to UDP policies and national planning guidance in PPS6 and PPG13.

Adopted UDP policy intends to maintain at least 50% of each Shopping Centre in the preferred retail use. The Ecclesall Road District Centre is long and linear, stretching from Pear Street to marginally beyond the traffic island at Hunter’s Bar and including small portions of Sharrow Vale Road and Neill Road. 50.1% of the DSC frontage (excluding properties in the side roads which relate more to the Housing Area and are unlikely to ever contribute to the shopping function) will remain in the preferred retail use if all extant permissions are implemented. These figures include two mixed A1/A3 uses at an approx 50%/50% mix. If the current application is permitted, the preferred use will be reduced to 49.7% and will no longer be dominant in the DSC.

In these circumstances, the proposed development will not comply with a strict interpretation of UDP Policy S10(a) based on a mathematical exercise. However, S10(a) does contain a degree of flexibility in that it permits non-retail uses only where the principal shopping function of a centre is not prejudiced by a concentration of such uses. One of the recent appeal decisions acknowledges this flexibility and the Inspector also noted that an assessment should not rely solely on a mathematical exercise.

PPS6: Planning for Town Centres requires the primary shopping area for Shopping Centres to be defined, such primary frontages containing a high proportion of retail uses. Secondary frontages can also be defined within the centres where there would greater opportunities for flexibility and a diversity of uses.

In this instance, the application site falls outside the primary or ‘core’ shopping area. If all current permissions are implemented, 70% of the shopping frontage within the parade of units in which the site lies will be in non-retail use. 65% of the parade will be in Class A3/A5 uses.

In view of the above the proposed development is considered to prejudice the dominance of the preferred use and will result in a cluster of Class A3/A5 uses that would curtail retail attractiveness of the area.

144 However, considerable weight must be given to the fact that the former use of the site was a non-retail use. The former private members club did not contribute to the retail attractiveness or vitality and viability of the parade of units, having no active frontage and being almost exclusively an evening/night time use. The extant permissions within the parade were all granted prior to consideration of the redevelopment of the club site. Since approval, the permission for A3/A5 use at No505 has expired and the unit remains in retail use. The retail unit within the approved development has not been brought into use and it is consequently difficult to argue that its ‘loss’ will undermine the current retail attractiveness of this part of the DSC and/or dilute existing retail activity and/or interrupt existing pedestrian flows at a critical point in the DSC.

Highway Issues

The site does not benefit from any off-street car parking or servicing facilities. A condition attached to the original permission for the site requires servicing solely from Ecclesall Road. The proposed extension of an approved A3 unit into a significantly smaller A1 unit is not expected to increase servicing requirements or attract significant additional car borne custom.

It should be noted that in the two recent appeal decisions in respect of proposed restaurant uses, the Inspectors took the view that any additional parking demand would not have a material impact on highway safety or the free flow of traffic and that the proposal was consistent with the aims of PPG13 in promoting sustainable transport choices, by being highly accessible by foot, bus and bicycle.

Amenity Issues

The enlarged café/restaurant will not require additional catering or fume extraction equipment and will have no additional impact on any residential property. Hours of use, basement use and frontage treatments should be restricted in line with the permission for the adjoining units.

In view of the above, the proposals comply with relevant sections of UDP Policy S10.

Access Issues

The disabled facilities indicated in the approved scheme are not affected. Details of the proposed shop front should be conditioned.

SUMMARY AND RECOMMENDATION

The application is for the use of an approved retail unit as an extension to an approved café/restaurant.

Subject to all current planning permissions being implemented, the proposed use will result in marginally less than 50% of the frontages within the Ecclesall Road District Shopping Centre being in the preferred retail use. Based on a strict mathematical exercise, the proposal is thereby contrary to UDP Policy S10(a).

145

However, the extant permissions within the parade were all granted prior to consideration of the redevelopment of this former private members club site. Since approval of the original scheme, permission for A3/A5 use at No505 has expired and the unit remains in retail use. The application site has not been brought into use as a retail unit and it is consequently difficult to argue that its ‘loss’ will undermine the current retail attractiveness of this part of the DSC and/or dilute existing retail activity and/or interrupt existing pedestrian flows at a critical point in the DSC. Unlike the previous use of the site, the overall scheme adds to the vitality and viability of the DSC.

Highway safety and residential amenity will not be jeopardised and, on balance, it is recommended that planning permission is granted subject to appropriate conditions.

146

Case Number 06/00614/RG3

Application Type Application Submitted by the Council

Proposal Outline application for residential development

Location Land Opposite Gospel Hall, Eckington Road, Beighton, Sheffield, S20 1EQ

Date Received 09/02/2006

Team CITY CENTRE AND EAST

Applicant/Agent Sheffield City Council

Recommendation Grant Conditionally

Subject to:

1 The development shall not be commenced unless and until full particulars and plans thereof shall have been submitted to the Local Planning Authority and planning approval in respect thereof including details of (a) siting, (b) design, (c) external appearance, (d) access and (e) landscaping (matters reserved by the permission) shall have been obtained from the Local Planning Authority.

2 Application for approval in respect of any matter reserved by this permission must be made not later than the expiration of three years from the date of this decision.

In order to comply with the requirements of the Town and Country Planning Act.

4 Before any work on site is commenced, a landscape scheme for the site shall have been submitted to and approved by the Local Planning Authority. The scheme shall be carried out in accordance with the approved details

147 within 1 month of the occupation of the development or within an alternative timescale to be first agreed in writing with the Local Planning Authority. When the above-mentioned landscaping has been carried out, thereafter the landscaped areas shall be retained. The landscaped areas shall be cultivated and maintained for 5 years from the date of implementation and any failures within that 5 year period shall be replaced in accordance with the approved details unless otherwise authorised in writing.

In the interests of the amenities of the locality.

5 Surface water and foul drainage shall drain to separate systems.

To ensure satisfactory drainage arrangements.

6 No piped discharge of surface water from the application site shall take place until surface water drainage works including off-site works have been completed in accordance with details to be submitted to and approved in writing by the Local Planning Authority.

To ensure satisfactory drainage arrangements.

7 No development shall take place until details of the proposed means of foul water drainage, including details of any balancing works and off site works have been submitted to and approved in writing by the Local Planning Authority.

To ensure satisfactory drainage arrangements.

8 Unless otherwise approved in writing by the Local Planning Authority no buildings shall be occupied or brought into use prior to the completion of the approved foul drainage works.

To ensure that no foul water discharges take place until proper provision has been made for its disposal.

9 Vehicular access shall only be from a single point off Eckington Road.

In the interests of the safety of road users.

10 Other than for means of access the stone wall on the boundary of the site with Eckington Road shall be retained unless otherwise agreed in writing by the Local Planning Authority.

In the interests of the visual amenities of the locality.

11 Before the development is commenced, full details of suitable and sufficient bicycle, motorcycle and car parking accommodation within the site shall have been submitted to and approved in writing by the Local Planning Authority and the development shall not be used unless such bicycle, motorcycle and car parking accommodation has been provided in

148 accordance with the approved plans and thereafter such bicycle, motorcycle and car parking accommodation shall be retained for the sole use of the development hereby permitted.

In the interests of traffic safety and the amenities of the locality.

12 The development shall not be used unless all redundant access have been permanently stopped up and reinstated to footpath, verge and kerb, and means of vehicular access shall be restricted solely to those access points indicated in the approved plans.

In the interests of traffic safety and the amenities of the locality.

13 At all times that development is being carried out equipment shall be provided to the satisfaction of the Local Planning Authority for the effective cleaning of the wheels and bodies of vehicles leaving the site so as to prevent the depositing of mud and waste on the highway but before the development is commenced full details of such equipment shall have been submitted to and approved by the Local Planning Authority. When the above-mentioned equipment has been provided thereafter such equipment shall be used for the sole purpose intended in all instances and be properly maintained.

In the interests of the safety of road users.

14 Details of an area of open space, which shall be no less than 10% of the site area and shall include details of its use and any structures to be erected upon it, shall be included with the reserved matters submission for the siting of the dwellings hereby approved. This condition shall not preclude an agreement being reached with the Council for some alternative means of providing the requisite open space either on another site or by way of a contribution towards the provision or improvement of facilities on another site.

In order to meet the requirements of Policy H16 of the Unitary Development Plan.

Attention is drawn to the following justifications:

H10 - Development in Housing Areas

149 or by visiting Sheffield City Council's website at www.sheffield.gov.uk/your- city-council/council-meetings/planning-boards

Attention is drawn to the following directives:

1. It is noted that your planning application involves the construction or alteration of an access crossing to a highway maintained at public expense.

Assistant Head of Highways Development Services Howden House 1 Union Street Sheffield S1 2SH

For access crossing approval you should contact the Highway Development Control Section of Sheffield City Council on Sheffield (0114) 2736136, quoting your planning permission reference number.

3. When preparing detailed proposals for the development of this site, the developer is advised that the Council will encourage the provision of easily accessible housing, capable of adaptation to meet the needs of various people with mobility impairments. Known as "mobility housing", further details are available together with guidance notes from the Access Officer on (0114) 2734197 or from Planning Enquiries on (0114) 2734215.

4. As the proposed development abuts the public highway, you are advised to contact the Highways Co-ordination Group on Sheffield 2736677, prior to commencing works. The Co-ordinator will be able to advise you of any pre- commencement condition surveys, permits, permissions or licences you may require in order to carry out your works. If your planning permission involves the construction or alteration of an access crossing, this planning permission does not automatically permit the layout or construction of the access crossing in question. For access approval and specification, you should contact the Highway Co-ordination Group on Sheffield 2736136.The development will require the issuing of a formal postal address(s) by the City Council. This will apply even if the development is an infill site. Contact Lynn Fox on Sheffield 2736127 for details. Failure to carry out this process at an early stage may result in statutory undertakers refusing to connect services.

150 5. The developer should be aware that the size of the development is such that it would be prudent to investigate the ground conditions on the site before proceeding further. Information and advice on ground conditions is available from Building Standards, Barkers Pool House, Burgess Street, Sheffield, S1 2HF. If any coal shaft, adit or other coal working is encountered, no work must be carried out without the authorisation of the Local Planning Authority.

6. The applicant is advised that noise and vibration from demolition and construction sites can be controlled by Sheffield City Council under Section 60 of the Control of Pollution Act 1974. As a general rule, where residential occupiers are likely to be affected, it is expected that noisy works of demolition and construction will be carried out during normal working hours, i.e. 0800 to 1800 hours Monday to Friday, and 0800 to 1300 hours on Saturdays with no working on Sundays or Public Holidays. Further advice, including a copy of the Council's Code of Practice for Minimising Nuisance from Construction and Demolition Sites is available from the Environmental Protection Service, 2 -10 Carbrook Hall Road, Sheffield, S9 2DB: tel. 0114 2734651.

7. The applicant is advised that it would be prudent to investigate the stability of the quarry rock face before development commences and that any development should be located to take into account the prescence of the quarry rock face. Ideally the location of existing dwellinghouses around the site must also be taken into account in the interests of those dwellings.

151 Site Location

LOCATION AND PROPOSAL

The site consists of land off Eckington Road to the south of its junction with West Street. It is a former quarry, its last use being to store materials, on the eastern side of the highway, the boundary of which is a low stone wall. To the east is a high rock face, the land otherwise being relatively flat apart from a drop of about 2 metres to the boundary with the rear garden of number 3 Eckington Road which is set below the highway. Mature trees line the higher ground just above the quarry face and also define the garden boundary with 3 Eckington Road. The surrounding area is predominantly residential with houses beyond the quarry face at the higher level.

Outline approval is sought for the principle of residential use on the site.

152 RELEVANT PLANNING HISTORY

None

SUMMARY OF REPRESENTATIONS

Two letters have been received from the same household and one email.

Issues raised are:

-Concerns about the difference in levels between the site and the garden to the north, how is this boundary is to be maintained and will it require a retaining wall? -Loss of privacy due to the difference in levels. -Lack of information to comment on. -The trees on the common boundary to the north are becoming dangerously tall and as they lie within the proposal site who will maintain them?

PLANNING ASSESSMENT

Policy Issues

The site falls within a Housing Policy Area in the Unitary Development Plan (UDP) and in such Areas, housing (Use Class C3) is the preferred use. Although undeveloped the site is not considered to be a Greenfield site as it has been used as a Council depot. Other relevant UDP Policies are H14 which controls conditions on development of the site and its relationship to existing development and H15 which relates to design of new housing development. For developments of 5 houses and over, Policy H16 requires appropriate provision or enhancement of open space to cater for the needs of new residents.

Highway Issues

Although access to the site is a reserved matter a single access point either making use of the existing access point or sited slightly further south will be required. Turning facilities on site will also be required.

Design Issues

If the site is to be developed, the front boundary wall should be retained, apart from the access point, and frontage development would be preferable. Development would be restricted by the quarry face and its stability. A survey of this feature will be required as part of any detailed or reserved matters application. Main on site trees are those above the quarry face and on the northern boundary with 3 Eckington Road. It is unlikely that the trees above the site would be affected by development however those on the northern boundary could be thinned out. This would assist the occupier of 3 Eckington Road. To control any lopping or clearance of existing landscape features a landscape condition is proposed.

153 Amenity Issues

There are rear gardens of houses off Ashdown Gardens backing up to the quarry face. Due to the change in levels, the existing landscaping separating these gardens from the edge of the quarry and the house being separated from the site by their rear gardens, it is unlikely that any development of the site would adversely affect these houses. Any development should however be designed to prevent over shadowing and over looking of the house to the north. There is at least 20 metres separation between the site boundary and 3 Eckington Road however the latter is 2 metres lower than the site.

There are a number of houses on the western side of Eckington Road and there is at least 25 metres separation from the site to these houses including the highway.

Any development should take account of traffic noise on Eckington Road

Drainage Issues

The site can be drained subject to conditions

Open Space

The catchment area of the site is deficient in formal open space having 1.52 hectares per thousand residents as compared with the minimum UDP guideline of 1.7-1.9 hectares per thousand residents. Informal open space provision is well above the UDP minimum guideline. Thus the developer would be required to contribute towards the enhancement of public open space within the catchment area of the site, in line with Supplementary Planning Guidance on open space in housing development.

RESPONSE TO REPRESENTATIONS

These are dealt with in the above paragraph and the remaining point refers to the nature of the application which only includes a red line boundary.

SUMMARY AND RECOMMENDATION

The principle of residential development on the site is acceptable in terms of the Unitary Development Plan Policies and Government guidance on the use of brownfield sites. There is adequate land to enable some form of residential development to take place subject to the relationship of buildings to existing houses and the quarry face and levels being taken into account. Thus the proposal concurs with Policy H10 of the Unitary Development Plan.

Taking the above into account it is therefore recommended that the Area Board approve the application subject to conditions.

154

Case Number 06/00646/FUL

Application Type A Full Planning Application

Proposal Retention of 1.8m high boundary fence to dwellinghouse (Application under Section 73 to vary Condition No. 1 (permission expiry date) as imposed by planning permission 04/05143/FUL)

Location 59 Dore Road, Sheffield, S17 3ND

Date Received 17/02/2006

Team SOUTH

Applicant/Agent Mr Roger Grounsell

Recommendation Refuse with Enforcement Action

Subject to:

1 The Local Planning Authority considers that the long term retention of the existing timber fence would be detrimental to the visual appearance of the Dore Road and therefore be contrary to Policy H14 of the Unitary Development Plan.

Attention is drawn to the following directives:

1. The Assistant Chief Executive Legal and Governance has been authorised to take all necessary steps, including enforcement action and the institution of legal proceedings, if necessary, to secure compliance with Condition No. 1 as imposed by planning permission 04/05143/FUL. The Local Planning Authority will be writing separately on this matter.

155 Site Location

LOCATION AND PROPOSAL

The application relates to the retention of an existing 1.8m high boundary fence to the Dore Road frontage of a stone property located at the junction of Dore Road and Victor Road.

The site is located within a Housing Policy Area as defined by the Unitary Development Plan.

RELEVANT PLANNING HISTORY

Planning permission for this fence was granted in February 2005 for a 12 month temporary period. At this time the applicant indicated that the fence was to be replaced by a permanent stone boundary wall. This temporary permission has now expired.

156

Planning permission for the new stone boundary wall and extensions to the existing dwelling were approved in September 2005.

SUMMARY OF REPRESENTATIONS

3 letters have been received in respect of this application including 1 from the Dore Village Society.

The letters raise concerns that:

- the existing fence is totally out of keeping with the character of the area and stone built house which it surrounds - the Dore Village Design Statement proposes that the area be part of a designated Conservation Area and supports the enclosure of garden boundaries in this area in natural stone similar to other stone boundary walls found in the area - neighbouring properties and houses in the village and along Dore Road almost invariably have stone boundary walls up to 1.8m in height - the applicants have removed several mature trees and hedging which would have provided an alternative boundary more sympathetic to the neighbourhood - the fencing is inappropriate for such a large expanse and has blown over onto the pavement and road on at least one occasion - the previous planning condition to remove this fence should be enforced as a matter of course.

PLANNING ASSESSMENT

Policy H14 of the Unitary Development Plan (UDP) does not permit development which would harm the character of a neighbourhood and Guideline 2 of the Supplementary Planning Guidance does not allow development which detracts from the general appearance of the street or locality.

The 1.8m high timber fence was originally approved for a temporary one year period. At the time of the earlier application the applicant required the fence in order to provide both security to his property and safety for his children using the rear garden area to the property. Dore Road is a busy highway and there were concerns that in the absence of a fence children may run into the highway.

Before temporary planning application was approved the applicant indicated that a planning application for a permanent stonewall and extensions to the dwelling would be submitted and built within a year. The application for these works has now been approved and the applicant has indicated that they anticipate work commencing within the next 2-3 months.

As such the applicant has now asked that the temporary permission for the fence is extended in order to maintain the safety and security of the property before building works commence.

The applicant acknowledges that visually the fence is not an acceptable long term solution and confirms his intension to construct the stone boundary wall for which

157 permission has been granted. The applicant suggests that permission is granted for a further period of 6 months.

Whilst this part of Dore Road is not located within a Conservation Area or Area of Special Character, the area is characterised by properties which are located within large grounds with relatively high stone walls fronting onto Dore Road.

It is considered that the fence that has been erected is detrimental to the street scene and out of keeping with the character of the area and there are concerns that if the applicant does not build the new boundary wall within the indicated 6 month period that further permission will be sought to extend the approval further.

As such it is recommended that the fence be refused planning permission and the Assistant Chief Executive, Legal and Governance, be authorised to take all necessary steps, including enforcement action and the institution of legal proceedings to secure the removal of the fence.

SUMMARY AND RECOMMENDATION

Refuse

Enforcement action.

158

Case Number 06/00739/CHU

Application Type Planning Application for Change of Use

Proposal Use of shop as hot food take away (Class A5)

Location 146 Derbyshire Lane, Sheffield, S8 8SE

Date Received 23/02/2006

Team SOUTH

Applicant/Agent Mr P K Vickers

Recommendation Refuse

For the following reason(s):

1 The Local Planning Authority consider that the proposed development would be detrimental to the amenities of the locality and occupiers of neighbouring property owing to the noise and general disturbance which would be generated by the use of the premises for the above mentioned purpose. As such the proposal would be considered to be contrary to Policy S10 (b) of the Sheffield Unitary Development Plan.

2 The Local Planning Authority consider that the proposed development would be detrimental to the visual amenities of the locality and occupiers of neighbouring property, owing to the necessity to provide odour extraction equipment at the premises in association with the above mentioned purpose. As such the proposal would be considered to be contrary to Policy BE5 (a) of the Sheffield Unitary Development Plan.

159 Site Location

LOCATION AND PROPOSAL

The premises comprises a building within a terrace of four properties close to the junction of Derbyshire Lane and Abbey View Drive. The terrace is two storey in height, with residential accommodation in the roof space.

The application site is currently a vacant premises, and has previously operated as a Pet Shop and Fishing Tackle shop/Class A1 use. The other properties within the terrace are as follows: a hairdressers salon, a pharmacy, and an off-licence store. These premises in addition to the Public House on the opposite side of Abbey View Drive, are designated as a Local Shopping Centre within the Unitary Development Plan.

The unit lies adjacent to a covered access way, giving access through to the rear area and the flat which occupies the rear portion of the ground floor element, as

160 well as the first floor level above. There is also residential accommodation above the other three retail units within the terrace. In addition there are residential dwellings on the opposite side of Derbyshire Lane, and to the rear of the site on Abbey View Drive.

The proposal seeks consent to change the use of the all of the ground floor level of the building, from use as a shop to use for hot food take-away purposes, within Use Class A5. The applicant’s submission includes suggested opening hours of 8.30 am to 11.00pm. The proposal would involve access to a re-configured self- contained flat occupying the upper floor level. It is very possible that this flat would be in a separate occupation to the ground floor proposal.

RELEVANT PLANNING HISTORY

There is no planning history relating to the current application site.

SUMMARY OF REPRESENTATIONS

Following consultation with occupants of neighbouring properties, fourteen written responses have been received from ten separate correspondents. One item shows photographs from the rear elevation dormer window. The comments made can be summarised as follows:

Concern regarding impact upon outlook from neighbouring windows.

Impacts of smell, litter and late night noise. Congregation point/resulting vandalism issues, a common problem for police in similar situations. Noise created by delivery vehicles.

Extended odour extraction equipment.

Site is not within a larger shopping centre, only one shop opens later into the night.

Several residential occupiers exist in close proximity.

Concern regarding on-street parking implications, and general safety concerns given nature of road layout and its usage.

Proposal unnecessary as there are numerous take-aways, with delivery services, in close proximity.

Concern regarding adequacy of consultation period. Site notice has been obscured by parked vehicle.

School in nearby vicinity, and the type of food which would be available would be unsuitable.

PLANNING ASSESSMENT

Policy Issues

161

The sites lies within a designated Local Shopping Centre (LSC) which covers 142 to 150 Derbyshire Lane. Based upon policy S7 of the UDP A1 uses are the preferred use in LSCs, with A3 (Food and Drink uses) being acceptable. Policy S10 supplements S7, and criteria (a) permits changes of use provided that the proposed development would not lead to a concentration of uses that would prejudice the dominance of the preferred retail use.

Policy S10(b) requires any proposed change of use to avoid having a harmful impact upon the living conditions of residential occupiers, whilst S10(f) requires proposals to provide appropriate off-street parking.

Therefore, essentially the issues to be considered are the proposal’s impacts upon the dominance of retail uses within the LSC, the impacts upon residential occupiers of properties within the vicinity and the proposal’s acceptability in terms of highway safety implications.

Dominance Issue

Within the Local Shopping Centre A1 units are the preferred use, whilst A5 uses (as a Food and Drink use) are considered as being acceptable.

The LSC is comprised of a total of five units; currently 3 are in A1 use, with 1 non- A1 use (being a Class A4 Public House), as well as the vacant application premises. Whilst the proposal involves the loss of an A1 unit, 3 of the 5 units in the Local Shopping Centre would remain as shopping facilities.

It is therefore considered that the proposal would not have a prejudicial impact upon the dominance of shopping uses, as the preferred use, within the LSC. On this basis the proposal is considered to comply with policy S10(a) of the Unitary Development Plan.

Amenity Issues

Above the application site is a self-contained residential flat, which might have a separate occupation as part of this proposal, which also occupies the rear portion of the premises at ground floor level. There are also flats within the upper floors of the other premises within the terrace. Each of these other flats include either veluxes/dormers within the rear roofslopes. Additionally, to the rear of the application site is a semi-detached dwelling. On the opposite side of Derbyshire Lane there are residential dwellings, as well as a building previously occupied as a Doctors surgery.

Policy S10 states development will be allowed in shopping areas provided that it would, amongst other criteria: (b) not cause residents…to suffer from unacceptable living conditions, including air pollution, noise, other nuisance or risk to health and safety.

The proposed hot food take away facility would require some form of odour extraction equipment/ducting. Whilst no drawings have been submitted specifically

162 showing such equipment, the applicant has confirmed that the preferred route for extraction equipment would be to route the duct through the roof of the single storey off-shot at the rear up the rear wall, following the roofslope and rising vertically next to the existing chimney. An alternative route would be upwards through the existing chimney.

The rear roofslope includes a number of velux windows and a large dormer window. The dormer window is at 144, and rises from the eaves to the ridge level of the roof. In order to satisfactorily allow for dissipation of odours any ducting equipment would need to rise one metre above the top of the dormer window, and therefore, one metre above the ridge line. This would result in ducting which would be of significant visual impact, and would be clearly visible from Abbey View Drive. It would also be visible from the area/s to the rear of the application site, which are clearly maintained areas used as a garden/amenity area by the occupants of the residential premises. It would be expected that the area at the rear of the application site would continue to be used as an amenity area in the event that consent was granted.

Any ducting which would be capable of achieving its intended purpose would be considered to have a harmful impact upon visual amenities of neighbouring residential occupiers, and be of detrimental impact upon the character of the street scene. It is therefore considered that the proposal would be contrary to the provisions of policy BE5(a), which requires the alterations to buildings to complement the scale, form and architectural style of surrounding buildings.

The proposal would also result in movements to and from the premises, both on foot and by car. This would be expected to result in a significant increase in nuisance and general disturbance from the coming and going of customers and vehicle related noise (i.e. engine revving and door slamming). These consequences would be considered to have a harmful impact upon amenities of neighbouring residential occupiers, most particularly occupants of upper floor flats in the terrace of properties, particularly during evening business hours.

It is noted that the off-licence and public house within the Local Shopping Centre currently open into the late evening. However, it is not considered that this would negate the concerns relating to customer/vehicle related noise. As such it is considered that the proposal would not comply with the provisions of policy S10 (b). Consequently, it is considered that the proposal is unacceptable for this reason.

Highway Issues

There are no on-street parking restrictions within the vicinity of the application site, and a bus-stop on the opposite side of Derbyshire Road. It is noted that the proposal will rely on on-street parking for customers’ and staff’s vehicles. However, the previously existing retail use would have created similar problems. It is considered that the proposed use would be unlikely to result in a significantly greater potential for on-street parking and/or deliveries than in relation to an A1 use.

163 It is also relevant that the site is in a predominantly residential area, and consequently there are large numbers of people within close walking distance of the premises.

Overall, it is not considered that it would be possible to pursue a refusal of the application based upon highway grounds.

SUMMARY AND RECOMMENDATIONS

The proposal would not prejudice the dominance of the preferred use within the Local Shopping Centre, as retail uses would continue to account for the majority of uses in the Centre. Additionally, there are no highway objections relating to the proposal. However, the proposal is considered to give rise to impacts upon the amenities of residential occupants, particularly those within the flats at the upper floors in the terrace of properties featuring the application site. This disamenity would partly arise from general noise and disturbance caused by customers and their vehicles. The proposal is therefore considered to be contrary to the provisions of UDP policy S10 (b). The visual impacts of the ducting which would be required to attenuate cooking odours/fumes would be considered to have a harmful visual impact upon the amenities of neighbouring residential occupiers and the street scene, which would be unacceptable in design terms and therefore contrary to the provisions of policy BE5(a). For this reason the proposal is considered to be contrary to relevant UDP policy, and it is therefore considered that the application should be refused for the reasons given.

164

Case Number 06/00876/FUL

Application Type A Full Planning Application

Proposal Two-storey extension to police station

Location 60 Attercliffe Common, Sheffield, S9 2AD

Date Received 03/03/2006

Team CITY CENTRE AND EAST

Applicant/Agent Hawley & Partners

Recommendation Grant Conditionally

Subject to:

1 The development shall be begun not later than the expiration of three years from the date of this decision.

In order to comply with the requirements of the Town and Country Planning Act.

2 The proposed facing materials shall match the facing materials to the existing building.

In the interests of the visual amenities of the locality.

3 The landscaping scheme shown on the plans shall be carried out 'within 1 month of the occupation of the development or within an alternative timescale to be first agreed in writing with the Local Planning Authority' but before such landscaping is carried out further details thereof shall have been submitted to and approved in writing by the Local Planning Authority. When the above-mentioned landscaping has been carried out, thereafter the landscaped areas shall be retained. The landscaped areas shall be cultivated and maintained for 5 years from the date of implementation and any failures within that 5 year period shall be replaced in accordance with the approved details unless otherwise authorised in writing.

In the interests of the amenities of the locality.

4 The cycle parking and disabled parking shall be provided prior to the building being brought into use.

In the interests of ensuring ease of access for disabled persons and encouraging access by means other than the private car.

165 Attention is drawn to the following justifications:

IB6 - Development in Fringe Industry and Business Areas IB9 - Conditions on Development in Industry and Business Areas

166 Site Location

LOCATION AND PROPOSAL

The application site comprises of the existing Attercliffe Police Station and a small grass area adjoining Old Hall Road. The Police Station is situated approximately 250m east of Attercliffe Centre on Attercliffe Common. The site adjoins the English Institute of Sport, which is to the east, the Don Valley Stadium to the south, purpose built small industrial units to the west, and commercial/industrial uses on the north side of Attercliffe Common.

The Police station is a 3-storey red brick building with a pitched slate roof that faces onto Attercliffe Common. It has wings that extend along the frontages of Howden Road and Whitworth Lane and a hard core parking area that is contained within a brick wall and railing boundary.

167 The application proposes the erection of a 3-storey extension (approx. 900sqm) along part of the Whitworth Lane frontage. This will be erected above an existing two-storey building and on the site of some demolished garages. It will provide office accommodation for administrative staff being relocated out of the City Centre as part of their wider estate management review. The new extension will match the existing building in terms of design and materials. It is also proposed to resurface and extend the existing car park onto a mounded grass area approximately 40m wide and 20m deep that adjoins Old Hall Road. The car park extension will accommodate 22 extra spaces.

RELEVANT PLANNING HISTORY.

Planning permission was granted for the erection of a sub-divisional Police Headquarters in Nov. 1988, application no. 88/01409/FUL.

SUMMARY OF REPRESENTATIONS

None received.

PLANNING ASSESSMENT

Policy Issues.

The application site lies in a Fringe Industry and Business Area in the Unitary Development Plan. Preferred uses are Business (B1), General Industry (B2) and warehousing (B8). Police Stations are not referred to in the policy and will need to be considered on their merits.

Policy IB9 states that development should not lead to a concentration of uses that would prejudice the dominance of preferred uses or lead to the loss of important industrial sites.

The proposed extension is accommodated within the existing site and therefore there are no significant policy considerations in respect of the intensification of the existing use. The extension of the car parking area only affects a small area of additional land and will not affect the balance of uses in the policy area or result in the loss of an important industrial site. It is therefore considered to be consistent with Policy IB9.

Design Issues.

The extension is located on the footprint of existing buildings to a height of 3 storeys. It is positioned on the back of the footpath on Whitworth Lane, which means that it will reinforce the existing street pattern.

The side elevation of the English Institute of Sport faces onto the opposite side of Whitworth Street. This is a blank elevation of a similar height to the three-storey extension proposed. The scale of the extension is therefore considered to be in keeping with adjoining development and will not impact significantly on the amenities of neighbours.

168

The extension will mainly be viewed by passing motorists using Attercliffe Common. The design of the extension matches the existing building exactly. The building is to be faced in red brickwork and the ground floor is windowless however brick banding and brick piers help to break up the elevation, introduce rhythm and create interest. The upper floors are multi-windowed, the windows being grouped in threes. The window cills and jambs are chamfered which creates an extra level of interest in the elevations. Overall the appearance of the extension is satisfactory and relates well to the existing building.

The grassed mound that is to be incorporated into the site for parking does not add significantly to the amenity of the area. Therefore there is no strong case for resisting the development of this area of land. A brick wall and railing will surround it, which matches the boundary treatment of the rest of the site. It has also been agreed that some tree planting will be introduced along the Old Hall Road frontage to soften the appearance of the site and enhance the environment.

Access Issues.

The access to the extended car park will be from the existing access points off Whitworth Lane and Howden road. There is already a significant amount of on street parking on the above roads some of which will be associated with the Police Station. The resurfacing of the car park and the extension of the car park allows the number of spaces to be increased from approx. 70 to just over 100. Taking account of the overall floor space on the site and the Police need for operational vehicle parking the proposals are considered to be consistent with the Councils parking guidelines.

The extension will be accessed through the existing building and will be accessible to people with disabilities. Five disabled parking spaces are to be provided along with 10 cycle parking spaces.

SUMMARY AND RECOMMENDATION

The proposal is considered to be consistent with the Councils land use policies. The design of the scheme is satisfactory and it does not raise any highway safety concerns. It is therefore recommended that planning consent be granted.

169

Case Number 06/00926/CHU

Application Type Planning Application for Change of Use

Proposal Use of shop A1 Use as mixed A1 & A5 Use (resubmission of application 05/01895/CHU)

Location 85 Chesterfield Road, Sheffield, S8 0RN

Date Received 06/03/2006

Team SOUTH

Applicant/Agent Miss S Rocha

Recommendation Grant Conditionally

Subject to:

1 The development shall be begun not later than the expiration of three years from the date of this decision.

In order to comply with the requirements of the Town and Country Planning Act.

2 The premises shall be used for the above mentioned purpose only between 0800 hours and 1830 hours, Mondays to Saturdays and 1000 hours and 1600 hours on Sundays and Public Holidays.

In the interests of the amenities of the locality and occupiers of adjoining property.

3 The premises shall not be used for the purpose hereby permitted unless suitable apparatus for the arrestment and discharge of fumes or gases has been installed. Such details shall include specifications of anti-vibration mountings, and cowling which would not restrict the dispersion of hot fumes. The details of the flue shall show a route through the chimney and terminate at chimney pot level. Before such equipment is installed details thereof shall have been submitted to and approved by the Local Planning Authority. After installation such equipment shall be retained and operated for the purpose for which it was installed.

In the interests of the amenities of the locality and occupiers of adjoining property.

4 The building shall not be used for the above mentioned purpose unless a suitable receptacle for the disposal of litter has been provided in accordance

170 with details to be submitted to and approved in writing by the Local Planning Authority.

In the interests of the amenities of the locality.

5 Deliveries to the building shall only be carried out between 0800 hours and 1830 hours, Monday to Saturday and 1000 hours and 1600 hours Sundays and Public Holidays.

In the interests of the amenities of the locality and occupiers of adjoining property.

6 Notwithstanding the details shown within the submitted documentation the building shall not be used for the above-mentioned purpose unless a suitable receptacle and housing for the disposal and/or storage of commercial refuse has been provided in accordance with details to be submitted to and approved in writing by the Local Planning Authority.

In the interests of the amenities of the locality and occupiers of adjoining property.

7 The residential accommodation above the premises hereby granted planning approval shall only be occupied by the owner/operator or persons employed in the mixed A1 and A5 use.

In the interests of residential amenities.

Attention is drawn to the following justifications:

H10 - Development in Housing Areas H14 - Conditions on Development in Housing Areas

171 Site Location

LOCATION AND PROPOSAL

This is an application for a change of use from an existing Class A1 retail shop to a mixed use of Class A5 Hot Food Takeaway and Class A1 retail shop. The application site relates to an existing ground floor retail shop located within a small parade of mainly commercial units fronting onto Chesterfield Road. It is directly opposite the junction of Little London Road with Chesterfield Road immediately adjacent to the Arnold Lavers DIY site. There is a separate self-contained flat immediately above the application site, occupying the first and second floor levels of accommodation. The applicant has confirmed that the flat is due to be occupied by her family. The application site lies within a Housing Policy Area, within the Unitary Development Plan.

172 The application site currently consists of two small rooms, an off-shot kitchen and a toilet. The property also has a small cellar area (currently used for storage purposes).

The applicant currently runs a grocery shop business from the site. The intention is to continue selling the grocery foods which are currently offered, but also start selling cooked hot food. Details of extraction equipment/ducting internally within the building and exiting via the chimney stack, which projects from the rear roofslope, have been submitted as part of the application.

The applicant has confirmed that the proposed opening hours of the premises are 08:00 hours until 18:30 hours on Monday to Saturdays and 10:00 hours until 16:00 hours on Sundays.

RELEVANT PLANNING HISTORY

A planning application similar to the current proposal, which sought consent for use of the A1 shop as a mixed A1 and A5 use was refused consent in November 2005. It showed ducting exiting at the side gable wall, and running vertically up the side elevation. The two reasons for refusal can be summarised as follows:

1.The installation of a flue for fume extraction purposes will create a visually prominent and incongruous feature that would be detrimental to the visual amenities of the area and therefore contrary to Policy H14 of the Sheffield Unitary Development Plan.

2. The part-use of the premises as a hot food take-away (Use Class A5) will lead to an increase in odour nuisance that would be detrimental to the amenities of local residents and therefore, would be contrary to Policy H14 of the Sheffield Unitary Development Plan.

SUMMARY OF REPRESENTATIONS

At the time which this report was finalised no written responses have been received. Any representations sent following the completion of this report will be reported verbally at the Planning Board meeting.

PLANNING ASSESSMENT

The application site lies within a Housing Policy Area as defined in the Sheffield Unitary Development Plan. Whilst Policy H10 of the Unitary Development Plan identifies Food and Drink Outlets as being an acceptable use in principle, new developments or changes of use must also comply with Policy H14 of the UDP. Policy H14 of the UDP relates to the conditions on developments in housing areas. Amongst other things, this policy seeks to ensure that the living conditions of local residents are safeguarded and that the development provides safe access to the highway network with appropriate off-street car parking.

Chesterfield Road is an extremely busy arterial route into and out of the city centre. Consequently, there are peak-hour parking restrictions in this locality. The site is

173 also located directly opposite a busy junction between Chesterfield Road and Little London Road. This would mean that waiting, stopping or loading will be restricted at certain times along this frontage. Since no off-street parking can be accommodated within the site, this would result in parking taking place on the two adjacent streets as well as at the site frontage when allowable. The nearest of these of the two adjacent streets, Meersbrook Park Road, is predominantly residential in character. However, it is considered that the proposed use would not be likely to lead to significant levels of additional traffic, as compared to the level of vehicles attracted to the site based upon its current usage. On this basis it is considered that the proposal would avoid a harmful impact upon the amenities of nearby residential occupiers arising from highway/parking implications.

The nearest residential properties to the application site are the flats above the application site and above the adjacent ground floor business. Additionally, construction is currently under way on a large residential development at land immediately to the rear of the application site. Any likely impact on residential amenities will therefore primarily affect these properties. In a Housing Policy Area the preferred use is housing and a primary consideration of any change of use proposal is the safeguarding of the amenities of existing residents. Indeed, the level of significance afforded to the safeguarding of residential amenities is greater in Housing Areas than in Local or District Shopping Centres.

The applicant has submitted basic details showing that the flue will exit the premises via the chimney stack, which is situated on the premises’ rear roof slope. In order that the flue is able to satisfactorily dissipate the cooking odours, it is necessary that it terminates at a level equivalent to the ridge level of the roof. The level of the existing chimney stack is approximately equivalent to the ridge level, and as such the flue would be screened from view. As such it is considered that the proposed extraction ducting would avoid a harmful impact upon the visual amenities of the area.

Subject to appropriate design it is considered that the proposed flue would represent a satisfactory means of addressing odour issues, and avoid the creation of an odour nuisance. It is therefore considered that the proposal would avoid having a harmful impact upon the amenities of local residents in terms of odour nuisance issues.

The applicant has confirmed that the proposed opening hours are 0800hours to 1830hours on Monday to Saturday and from 1000hours to 1600hours on Sundays. It is considered to be appropriate to restrict opening hours to these periods in order to prevent noise and disruption impacts. In addition to this point it is also considered to be appropriate to prevent deliveries being made outside of these hours. Therefore, it is recommended that deliveries are restricted to the proposed opening hours of the store.

In order to address possible issues relating to the creation of litter, it is considered to be necessary to require agreement of litter-bin details as part of any consent granted.

174 The proposed use would also be expected to require additional waste storage wheelie bins. These would be sited in the small rear yard of the premises. The area earmarked for this use on the submitted drawing is noted as being a covered and closed space. However, the indicated area is considered to be inadequately sized to accommodate commercial waste storage wheelie bins. It is therefore considered to be appropriate to require details of an enlarged bin storage area to be submitted and agreed. This is considered to be necessary to prevent visual intrusion, and possible odour nuisance.

Overall, following consultation with Environmental Protection Services it is considered that the proposal would avoid a harmful impact upon the amenities of nearby residential occupiers. In addition to the conditions suggested above it is considered to be necessary to impose the following conditions. The flat over the shop should be occupied only by people connected to the business at ground floor, this is considered to be acceptable and can be added to any consent granted. It is also suggested that the flue should be mounted on anti-vibration mounts, be routed through the chimney and terminate at chimney pot level. These specification details can be secured as part of the condition requiring details of the flue to be submitted and agreed. A directive can be added to any consent granted outlining these requirements.

SUMMARY AND RECOMMENDATION

The site is identified as being within a Housing Policy Area where Food and Drink uses can be acceptable, subject to there being no detrimental impact on the living conditions of nearby residents.

It is considered that the proposed change of use to form a hot food takeaway with flue ducting exiting via the chimney stack, would avoid detrimental impacts arising from odour nuisance and visual impact.

As such the impacts upon the amenities of occupants in nearby properties are considered to be acceptable. Overall, it is considered that the proposal satisfies the relevant UDP policy provisions, and suitably addresses the concerns which resulted in the refusal of consent previously. Consequently, it is considered that subject to the imposition of appropriate conditions the proposal is acceptable, and therefore approval is recommended.

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